Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ya da bir di\u011fer ad\u0131yla arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, arsa sahibinin y\u00fckleniciye(m\u00fcteahhite) belli bir pay\u0131 devretmeyi, m\u00fcteahhitin de arsa \u00fczerine belirlenen yap\u0131n\u0131n in\u015fa edilece\u011fini taahh\u00fct etti\u011fi karma nitelikli tam iki tarafa bor\u00e7 y\u00fckleyen s\u00f6zle\u015fmelerdir. Bu s\u00f6zle\u015fmenin taraflar\u0131 y\u00fcklenici ve arsa sahibidir. Bu s\u00f6zle\u015fme t\u00fcr\u00fc hukukumuzdaki s\u00f6zle\u015fme serbestisi ilkesi sonucu ortaya \u00e7\u0131km\u0131\u015ft\u0131r. Ancak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fi T\u00fcrk Bor\u00e7lar Kanunu (TBK) \u2019nda yer alan baz\u0131 k\u0131s\u0131tlara uyulmas\u0131na ba\u011fl\u0131d\u0131r.<\/p>\n\n\n\n
Genel olarak in\u015faat s\u00f6zle\u015fmeleri \u015fekle tabi de\u011fildir fakat konumuz olan s\u00f6zle\u015fmenin, eser s\u00f6zle\u015fmesi ile ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmelerini i\u00e7eri\u011finde bar\u0131nd\u0131ran \u00e7ift tipli karma nitelikli bir s\u00f6zle\u015fme olmas\u0131ndan dolay\u0131, hangi \u015fekle tabi olaca\u011f\u0131 sorunsal\u0131, unsurlar\u0131n\u0131 olu\u015fturan ve kanunda d\u00fczenlenmi\u015f bulunan s\u00f6zle\u015fmeler uyar\u0131nca belirlenmek durumundad\u0131r. T\u00fcrk Bor\u00e7lar Kanunu\u2019nda eser s\u00f6zle\u015fmelerinin d\u00fczenlenmesinde bir ge\u00e7erlilik \u015fekli \u00f6ng\u00f6r\u00fclmemekle birlikte; ta\u015f\u0131nmaz sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinin resmi \u015fekilde d\u00fczenlenmedik\u00e7e ge\u00e7erli olmayaca\u011f\u0131 hususu, TBK madde 237 \u00e7er\u00e7evesinde h\u00fck\u00fcm alt\u0131na al\u0131nm\u0131\u015ft\u0131r.<\/p>\n\n\n\n
\u015eekle ba\u011fl\u0131 olmaks\u0131z\u0131n yap\u0131lan s\u00f6zle\u015fmenin varl\u0131\u011f\u0131nda uyu\u015fmazl\u0131k \u00e7\u0131kt\u0131\u011f\u0131 takdirde, s\u00f6zle\u015fmenin varl\u0131\u011f\u0131n\u0131 iddia eden taraf, iddias\u0131n\u0131 ispatlamak zorundad\u0131r. Yani m\u00fcteahhit, arsa sahibiyle aralar\u0131ndaki s\u00f6zle\u015fmenin varl\u0131\u011f\u0131n\u0131, ancak yaz\u0131l\u0131 bir belge ya da kar\u015f\u0131 tarafa teklif edece\u011fi yemin ile ispatlayabilir. \u0130\u015fte bu nedenle, kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinin noterde resmi d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 zorunludur. Bunun d\u0131\u015f\u0131nda, taraflar\u0131n kendi aralar\u0131nda haricen yapt\u0131klar\u0131 veya ko\u015fullar\u0131n\u0131 noterlikte yazd\u0131rmak suretiyle d\u00fczenlenen s\u00f6zle\u015fmenin alt\u0131ndaki imzan\u0131n noter taraf\u0131ndan tasdik edilmesi, s\u00f6zle\u015fmeye yasan\u0131n arad\u0131\u011f\u0131 gibi resmi senet niteli\u011fini kazand\u0131rmaz. Bu konu ile ilgili olarak Yarg\u0131tay 15. Hukuk Dairesi\u2019nin 14.5.1990 T. 989\/4811-990\/2181 say\u0131l\u0131 emsal bir karar\u0131nda \u015f\u00f6yle denmektedir: \u201cTaraflar aras\u0131ndaki s\u00f6zle\u015fme, ta\u015f\u0131nmaz sat\u0131\u015f vaadini de i\u00e7eren kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat yap\u0131lmas\u0131na ili\u015fkin olup, ge\u00e7erlili\u011fi i\u00e7in Bor\u00e7lar Kanunu 213, Medeni Kanun 634 ve Tapu Kanunu\u2019nun 26. ve Noterlik Kanunu\u2019nun 60. maddesi h\u00fck\u00fcmleri gere\u011fince, noter \u00f6n\u00fcnde re\u2019sen d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 zorunludur. Oysa an\u0131lan s\u00f6zle\u015fmenin imza onay\u0131 \u015feklinde yap\u0131ld\u0131\u011f\u0131 anla\u015f\u0131lmaktad\u0131r. Taraflar\u0131 ba\u011flamayan bu \u015fekildeki ge\u00e7ersiz s\u00f6zle\u015fmeye dayan\u0131larak cezai \u015fart ve tazminat \u00f6detilmesi istenemez.\u201d<\/em><\/p>\n\n\n\n Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde m\u00fcteahhit, ta\u015f\u0131nmaz teslimi borcunun bor\u00e7lusu, arsa sahibi ise ta\u015f\u0131nmaz teslim borcunun alacakl\u0131s\u0131 konumundad\u0131r. Bor\u00e7lu konumundaki m\u00fcteahhit, s\u00f6zle\u015fme ile belirlenen tarihte yani vadesinde ta\u015f\u0131nmaz\u0131 alacakl\u0131ya teslim etmekle y\u00fck\u00fcml\u00fcd\u00fcr. M\u00fcteahhit teslim tarihinde ta\u015f\u0131nmaz teslimini ge\u00e7ekle\u015ftirmemesi halinde teslim borcu muaccel hale gelece\u011finden alacakl\u0131n\u0131n, ta\u015f\u0131nmaz\u0131n kendisine teslim edilmesini talep etme hakk\u0131 vard\u0131r.<\/p>\n\n\n\n Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde m\u00fcteahhitin eseri teslim borcu, s\u00f6zle\u015fmeye konu in\u015faat\u0131n ruhsat ve s\u00f6zle\u015fmeye uygun tamamlanmas\u0131na ba\u011fl\u0131d\u0131r. \u0130\u015fin teslim edilmesinin iki ana unsuru mevcuttur. Birincisi; i\u015fin ruhsat ve eklerine uygun bi\u00e7imde eksiksiz yap\u0131lm\u0131\u015f olmas\u0131d\u0131r. \u0130kincisi ise eserin i\u015f sahibi veya arsa sahibinin hakimiyetine ge\u00e7irilmi\u015f olmas\u0131d\u0131r. <\/p>\n\n\n\n Kural olarak in\u015fa edilecek eser ancak tamamen bittikten sonra teslim edilebilir. Tamamen bitme a\u015famas\u0131ndan \u00f6nce eserin tesliminden s\u00f6z edilemez. Dolay\u0131s\u0131yla eser ancak objektif \u00f6l\u00e7\u00fcler i\u00e7erisinde kullan\u0131labilir duruma getirilmi\u015f olmas\u0131 ile hukuki anlamda teslime konu olabilir. \u0130n\u015faat\u0131n objektif \u00f6l\u00e7\u00fcler i\u00e7erisinde kullan\u0131labilir olmas\u0131, in\u015faattaki ufak tefek noksanl\u0131klar\u0131 da i\u00e7erebilir. \u00d6rne\u011fin; kap\u0131, pencere, zemin kaplama gibi noksanl\u0131klar\u0131 bulunan bir binan\u0131n teslimi d\u00fc\u015f\u00fcn\u00fclemez ise de badanas\u0131 yer yer dalgal\u0131 ya da s\u00fcp\u00fcrgelikleri hen\u00fcz yap\u0131lmam\u0131\u015f olan bir binan\u0131n tesliminden ka\u00e7\u0131n\u0131lamaz. Yarg\u0131tay\u2019a g\u00f6re de in\u015faat\u0131n mevcut noksanlar\u0131 ile objektif \u00f6l\u00e7\u00fcler i\u00e7inde kullan\u0131labilir durumda olmad\u0131k\u00e7a hukuki anlamda tesliminden s\u00f6z edilemez. Ayn\u0131 \u015fekilde s\u00f6zle\u015fme s\u00fcresinden \u00f6nce teslime haz\u0131r hale gelen in\u015faat\u0131n da s\u00f6zle\u015fmede yaz\u0131l\u0131 s\u00fcre sonuna kadar beklenece\u011fi beyan edilerek i\u015f sahibine tesliminden ka\u00e7\u0131n\u0131lamaz. Bu kapsamda ancak tamamlanm\u0131\u015f eserin ifas\u0131 teklif edilebilir. Tamamlanmam\u0131\u015f eserin teslimini y\u00fcklenici teklif ederse borca ayk\u0131r\u0131 davranm\u0131\u015f, i\u015f sahibinin hakl\u0131 olarak reddetmesine ba\u011fl\u0131 olarak bor\u00e7lu temerr\u00fcd\u00fcne d\u00fc\u015fm\u00fc\u015f olur.<\/p>\n\n\n\n Y\u00fcklenici temerr\u00fcd\u00fc halinde arsa sahipleri taraf\u0131ndan borcun aynen ifa edilmesi ve gecikme tazminat\u0131 birlikte talep edilebilir. Y\u00fcklenici, temerr\u00fcde d\u00fc\u015fmede kusuru olmad\u0131\u011f\u0131n\u0131 ispat edemedi\u011fi hallerde gecikme tazminat\u0131 \u00f6demekle m\u00fckelleftir. Dolay\u0131s\u0131yla m\u00fccbir sebep halleri veya arsa sahibinden kaynaklanan nedenlerle gecikme gibi durumlar mevcutsa, bu haller y\u00fcklenici taraf\u0131ndan ileri s\u00fcr\u00fclmeli ve ispat edilmelidir; bu durumda ispat k\u00fclfeti, s\u00f6zle\u015fmede aksine bir h\u00fck\u00fcm bulunmad\u0131\u011f\u0131 hallerde do\u011frudan y\u00fcklenici \u00fczerindedir. Gecikme tazminat\u0131 miktar\u0131n\u0131n belirlenmesinde \u00f6ncelikli olarak s\u00f6zle\u015fme h\u00fck\u00fcmleri dikkate al\u0131n\u0131r, s\u00f6zle\u015fme h\u00fck\u00fcmlerinin yetersiz kald\u0131\u011f\u0131 noktada kanundaki tamamlay\u0131c\u0131 h\u00fck\u00fcmler dahilinde karar verilir.<\/p>\n\n\n\n Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde, s\u00f6zle\u015fme metni i\u00e7erisinde d\u00fczenlenmi\u015f olsun veya olmas\u0131n, y\u00fcklenicinin temerr\u00fcde d\u00fc\u015fmesi durumunun ispat\u0131 halinde mahkeme taraf\u0131ndan gecikme tazminat\u0131na h\u00fckmedilir. Y\u00fcklenici temerr\u00fcd\u00fcne ili\u015fkin olarak TBK\u2019n\u0131n 117\u2019nci maddesinde muaccel bir borcun bor\u00e7lusunun alacakl\u0131n\u0131n ihtar\u0131yla temerr\u00fcde d\u00fc\u015fece\u011fi h\u00fckme ba\u011flanm\u0131\u015ft\u0131r. Madde metninde ge\u00e7en muacceliyet, ifa zaman\u0131n\u0131 ifade etmektedir. D\u00fczenlemenin birinci f\u0131kras\u0131 kapsam\u0131nda in\u015faat\u0131n teslim talebinin alacakl\u0131 taraf\u0131ndan bor\u00e7luya ihtar\u0131 ile bor\u00e7lu temerr\u00fcde d\u00fc\u015fer. Maddenin ikinci f\u0131kras\u0131 kapsam\u0131nda ise in\u015faat\u0131n teslim tarihi kesin bir tarih olarak belirlenmi\u015f ise o g\u00fcn\u00fcn sonunda m\u00fcteahhit ayr\u0131 bir ihtara gerek olmaks\u0131z\u0131n kendili\u011finden temerr\u00fcde d\u00fc\u015fer. Temerr\u00fct i\u00e7in ihtar gereken durumlarda, dava tarihi \u00f6ncesinde bor\u00e7lu temerr\u00fcde d\u00fc\u015f\u00fcr\u00fclmemi\u015f ise Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme Kurulu\u2019nun 24.5.1972 tarih 15\/15 say\u0131l\u0131 karar\u0131na g\u00f6re bor\u00e7lu, dava a\u00e7\u0131lmas\u0131 ile temerr\u00fcde d\u00fc\u015fer. HMK\u2019n\u0131n 118.maddesi kapsam\u0131nda da dava a\u00e7\u0131lmas\u0131n\u0131n hukuki neticelerinden biri olarak daval\u0131 bor\u00e7lu temerr\u00fcde d\u00fc\u015fm\u00fc\u015f say\u0131l\u0131r.<\/p>\n\n\n\n M\u00fcteahhit ile akdedilen s\u00f6zle\u015fmede, teslimin gecikmesi durumunda cezai \u015fart \u00f6denmesi ve\/veya u\u011fran\u0131lan kira kayb\u0131n\u0131n da d\u00e2hil oldu\u011fu gecikme tazminat\u0131 kararla\u015ft\u0131r\u0131lmas\u0131 m\u00fcmk\u00fcnd\u00fcr. <\/p>\n\n\n\n Ta\u015f\u0131nmaz\u0131n kararla\u015ft\u0131r\u0131lan tarihten ge\u00e7 bir tarihte teslim edilmesi durumunda, y\u00fcklenici m\u00fcteahhidin temerr\u00fcde d\u00fc\u015fmesiyle ta\u015f\u0131nmaz\u0131 in\u015fa ettiren ki\u015filerin ge\u00e7 teslim dolay\u0131s\u0131yla u\u011frad\u0131klar\u0131 zararlar\u0131n ba\u015f\u0131nda \u201ckira kayb\u0131\u201d gelmektedir. Ta\u015f\u0131nmaz\u0131n teslim edilece\u011finin kararla\u015ft\u0131r\u0131ld\u0131\u011f\u0131 tarihten ta\u015f\u0131nmaz tesliminin ger\u00e7ekle\u015fti\u011fi tarihe kadar ge\u00e7en s\u00fcre i\u00e7inde ta\u015f\u0131nmaz\u0131 in\u015fa ettiren ki\u015fi, u\u011fram\u0131\u015f oldu\u011fu kira kayb\u0131n\u0131 m\u00fcteahhitten isteyebilmektedir. Yarg\u0131tay 15. HD 2019\/2373 Esas, 2020\/538 Karar say\u0131l\u0131 karar\u0131na g\u00f6re; \u201cDavac\u0131 arsa sahibinin resmi s\u00f6zle\u015fmede gecikme tazminat\u0131 belirlenmemi\u015f olsa dahi en az ayl\u0131k rayi\u00e7 kira seviyesinde gecikme tazminat\u0131n\u0131 istemesi m\u00fcmk\u00fcnd\u00fcr.\u201d<\/em><\/p>\n\n\n\n Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde, s\u00f6zle\u015fmeyle gecikme tazminat\u0131 kararla\u015ft\u0131r\u0131lmam\u0131\u015f olsa bile yine de kira kayb\u0131n\u0131n talep edilmesi m\u00fcmk\u00fcnd\u00fcr. Yarg\u0131tay 15. HD. 2019\/3047 Esas, 2020\/2498 Karar say\u0131l\u0131 ve 21.09.2020 tarihli karar\u0131na g\u00f6re; \u201cS\u00f6zle\u015fmede gecikme tazminat\u0131 \u00f6denece\u011fine dair h\u00fck\u00fcm bulunmasa dahi y\u00fcklenicinin teslimde gecikmesi halinde BK 106\/II. maddesi h\u00fckm\u00fcnce arsa sahibi y\u00fckleniciden, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde ayl\u0131k rayi\u00e7 kira bedelinden az olmamak \u00fczere gecikme tazminat\u0131 isteyebilecektir.\u201d<\/em><\/p>\n\n\n\n Ta\u015f\u0131nmaz\u0131 teslim alacak ki\u015finin u\u011frad\u0131\u011f\u0131 kira kayb\u0131 zarar\u0131, 6098 say\u0131l\u0131 TBK\u2019n\u0131n 125. maddesinin 1. f\u0131kras\u0131na g\u00f6re gecikme tazminat\u0131 kapsam\u0131na girmekte olup i\u015fbu maddeye g\u00f6re; \u201cTemerr\u00fcde d\u00fc\u015fen bor\u00e7lu, verilen s\u00fcre i\u00e7inde, borcunu ifa etmemi\u015fse veya s\u00fcre verilmesini gerektirmeyen bir durum s\u00f6z konusu ise alacakl\u0131, her zaman borcun ifas\u0131n\u0131 ve gecikme sebebiyle tazminat isteme hakk\u0131na sahiptir.\u201d<\/em><\/p>\n\n\n\n Belirtmek gerekir ki m\u00fcteahhitten kira kayb\u0131 talep edilebilmesi i\u00e7in ta\u015f\u0131nmaz\u0131 in\u015fa ettiren ki\u015finin, m\u00fcteahhit ile aras\u0131nda akdedilen s\u00f6zle\u015fmeden d\u00f6nmemi\u015f olmas\u0131 gerekmektedir. Ayr\u0131ca s\u00f6zle\u015fmeden d\u00f6nd\u00fcyse kira kayb\u0131 talebi kar\u015f\u0131l\u0131k bulamayacakt\u0131r.<\/p>\n\n\n\n Gecikme tazminat\u0131n\u0131n belirlenmesinde \u00f6ncelikle, y\u00fcklenici ve arsa sahibi aras\u0131nda akdedilen s\u00f6zle\u015fme h\u00fck\u00fcmleri esas al\u0131n\u0131r. S\u00f6zle\u015fme h\u00fck\u00fcmlerinde gecikme tazminat\u0131na ili\u015fkin nas\u0131l bir belirleme yap\u0131lm\u0131\u015fsa, y\u00fckleniciye y\u00f6nelik olarak gecikme tazminat\u0131 talepli a\u00e7\u0131lacak olan davalarda inceleme yapan bilirki\u015fi heyeti taraf\u0131ndan bu s\u00f6zle\u015fme h\u00fck\u00fcmleri dikkate al\u0131n\u0131larak hesaplama yap\u0131l\u0131r. \u00d6rne\u011fin; s\u00f6zle\u015fmede taraflarca gecikme tazminat\u0131 olarak, daire ba\u015f\u0131na ayl\u0131k 10.000 T\u00fcrk Liras\u0131 ya da g\u00fcncel piyasa ko\u015fullar\u0131ndaki 2 emsal kira bedelinin \u00f6denmesi \u015feklinde belirleme yap\u0131lm\u0131\u015f olabilir. <\/p>\n\n\n\n Unutulmamal\u0131d\u0131r ki; y\u00fcklenici temerr\u00fcde d\u00fc\u015fm\u00fc\u015f olsa dahi, s\u00f6zle\u015fmeye konu edilen yap\u0131n\u0131n veya yap\u0131lar\u0131n arsa sahibi taraf\u0131ndan \u00fc\u00e7\u00fcnc\u00fc ki\u015filere kiraya verilmesi suretiyle ekonomik yarar sa\u011flan\u0131rsa, gecikme tazminat\u0131n\u0131n talep edilmesi art\u0131k imkan dahilinde de\u011fildir. Ayn\u0131 \u015fekilde y\u00fcklenici temerr\u00fcde d\u00fc\u015fmeden \u00f6nceki bir tarihte arsa sahibi taraf\u0131ndan pay sat\u0131\u015f\u0131 yap\u0131lm\u0131\u015fsa, gecikme tazminat\u0131 talep edilmesi m\u00fcmk\u00fcn de\u011fildir. Bu nedenle bu tarz bir durumda gecikme tazminat\u0131 talep edilmesi, T\u00fcrk Medeni Kanunu\u2019nun 2. maddesinde d\u00fczenlenmi\u015f olan d\u00fcr\u00fcstl\u00fck kural\u0131na ve hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 yasa\u011f\u0131na da ayk\u0131r\u0131l\u0131k te\u015fkil edecektir.<\/p>\n\n\n\n Av. Aleyna Ge\u00e7kil<\/p>","protected":false},"excerpt":{"rendered":" Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ya da bir di\u011fer ad\u0131yla arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, arsa sahibinin y\u00fckleniciye(m\u00fcteahhite) belli bir pay\u0131 devretmeyi, m\u00fcteahhitin de arsa \u00fczerine belirlenen yap\u0131n\u0131n in\u015fa edilece\u011fini taahh\u00fct etti\u011fi karma nitelikli tam iki tarafa bor\u00e7 y\u00fckleyen s\u00f6zle\u015fmelerdir. Bu s\u00f6zle\u015fmenin taraflar\u0131 y\u00fcklenici ve arsa sahibidir. Bu s\u00f6zle\u015fme t\u00fcr\u00fc hukukumuzdaki s\u00f6zle\u015fme serbestisi ilkesi sonucu ortaya<\/p>","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":[],"categories":[1],"tags":[],"yoast_head":"\n