{"id":177,"date":"2019-11-11T10:19:16","date_gmt":"2019-11-11T10:19:16","guid":{"rendered":"http:\/\/law.wpocean.com\/?p=177"},"modified":"2026-09-05T22:24:51","modified_gmt":"2026-09-05T22:24:51","slug":"arsa-payi-karsiligi-insaat-sozlesmesi","status":"publish","type":"post","link":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/arsa-payi-karsiligi-insaat-sozlesmesi\/","title":{"rendered":"ARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130"},"content":{"rendered":"\n

G\u0130R\u0130\u015e<\/strong><\/p>\n\n\n\n

G\u00fcn\u00fcm\u00fczde ya\u015fanan h\u0131zl\u0131 n\u00fcfus art\u0131\u015f\u0131, b\u00fcy\u00fck \u015fehirlerde ya\u015fanan \u00e7arp\u0131k kentle\u015fme ve \u00fclkemizin deprem b\u00f6lgesinde yer almas\u0131 sonucu kentsel d\u00f6n\u00fc\u015f\u00fcme verilen \u00f6nem neticesinde arsa sahipleri yeni ve kentsel d\u00f6n\u00fc\u015f\u00fcme uygun yap\u0131lara ihtiya\u00e7 duymu\u015f, buna kar\u015f\u0131l\u0131k ise \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde in\u015faat yapmak isteyen m\u00fcteahhitlerin arsa bulmakta zorlanmalar\u0131 sonucu arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri ortaya \u00e7\u0131karak yayg\u0131nla\u015fm\u0131\u015ft\u0131r.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; kanunda d\u00fczenlenmemi\u015f, isimsiz bir s\u00f6zle\u015fmedir. Uygulamada s\u00f6zle\u015fme, kanunda \u015ferhine yer verilen arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi teriminin yan\u0131 s\u0131ra kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, daire kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi gibi terimlerle de an\u0131lmaktad\u0131r.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi a\u00e7\u0131s\u0131ndan hukukumuzda \u00f6zel bir d\u00fczenleme yer almamakta olup, isimsiz\/atipik bir s\u00f6zle\u015fmedir.  Yaln\u0131zca T\u00fcrk Medeni Kanunu madde 1009\u2019da arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin \u015ferhi d\u00fczenlenmi\u015ftir. Ancak bu durum arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin tipik bir s\u00f6zle\u015fme oldu\u011fu anlam\u0131na gelmemektedir. Bu nedenle arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi, kanunda a\u00e7\u0131k\u00e7a d\u00fczenlenmi\u015f bir s\u00f6zle\u015fme olmay\u0131p, hukuki kayna\u011f\u0131 Anayasa madde 48 ve T\u00fcrk Bor\u00e7lar Kanunu madde 26\u2019da d\u00fczenlenen s\u00f6zle\u015fme serbestisidir.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; eser s\u00f6zle\u015fmesi ve gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin birle\u015fiminden meydana gelen, her iki tarafa da bor\u00e7 y\u00fckleyen, \u00e7ift tipli karma bir s\u00f6zle\u015fmedir. S\u00f6zle\u015fmede iki tipik s\u00f6zle\u015fme olan eser ve gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmelerinin ana unsurlar\u0131 bulunmakta, ancak s\u00f6zle\u015fmeler ba\u011f\u0131ms\u0131zl\u0131klar\u0131n\u0131 koruyamamaktad\u0131r. S\u00f6zle\u015fmenin kurulabilmesi i\u00e7in taraflar\u0131n tbk madde 1 uyar\u0131nca esasl\u0131 unsurlarda anla\u015fm\u0131\u015f olmalar\u0131 gerekmektedir.<\/p>\n\n\n\n

\u00d6te yandan; uygulamada arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ile ilgili olarak terim karga\u015fas\u0131 ya\u015fanmaktad\u0131r. Kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat veya daire kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat gibi terimlerin terk edilmesi gerekti\u011fi kanaatindeyim. Zira; art\u0131k s\u00f6zle\u015fmenin unsurlar\u0131 d\u00fczenlenmemi\u015f olsa da Medeni Kanun m.1009 ve Tapu Kanunu m. 26 h\u00fck\u00fcmlerinde \u201carsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi\u201d olarak adland\u0131r\u0131lmas\u0131 kar\u015f\u0131s\u0131nda bu terimin tercih edilmesi do\u011fru olacakt\u0131r3<\/sup>.<\/p>\n\n\n\n

S\u00f6zle\u015fmenin ani edimli mi, yoksa s\u00fcrekli edimli mi oldu\u011fu hususu ise tart\u0131\u015fmal\u0131 bir konudur. Bu husus, s\u00f6zle\u015fmenin sona ermesi halinde h\u00fck\u00fcmlerin ileriye veya geriye etkili sonu\u00e7 do\u011furmas\u0131 bak\u0131m\u0131ndan b\u00fcy\u00fck \u00f6nem arz etmektedir.<\/p>\n\n\n\n

Zira; kural olarak s\u00fcrekli edimli s\u00f6zle\u015fmelerde d\u00f6nmenin uygulama alan\u0131 olmayacakt\u0131r. S\u00f6zle\u015fmenin ani edimli olarak kabul\u00fc halinde ise s\u00f6zle\u015fme geriye etkili olarak sona erdirilebilecektir. Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin niteli\u011fi konusunda doktrinde; ani edimli oldu\u011fu, s\u00fcrekli edimli oldu\u011fu ve ani – s\u00fcrekli karma\u015f\u0131\u011f\u0131 i\u00e7inde oldu\u011fu olmak \u00fczere 3 farkl\u0131 g\u00f6r\u00fc\u015f mevcuttur.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ani edimli oldu\u011fu g\u00f6r\u00fc\u015f\u00fcn\u00fcn temelinde y\u00fcklenicinin asli ediminin yap\u0131y\u0131 teslim borcu oldu\u011fu d\u00fc\u015f\u00fcncesi yatmaktad\u0131r. Bu g\u00f6r\u00fc\u015f\u00fcn kabul\u00fc halinde s\u00f6zle\u015fmenin ancak geriye d\u00f6n\u00fck feshi m\u00fcmk\u00fcn olacakt\u0131r.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin s\u00fcrekli edimli oldu\u011fu g\u00f6r\u00fc\u015f\u00fcn\u00fcn temelinde; teslime kadar ge\u00e7en s\u00fcrecin haz\u0131rl\u0131k a\u015famas\u0131 say\u0131lamayaca\u011f\u0131 d\u00fc\u015f\u00fcncesi yatmaktad\u0131r.<\/p>\n\n\n\n

Benim de kat\u0131ld\u0131\u011f\u0131m son g\u00f6r\u00fc\u015f ise arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ani – s\u00fcrekli karma\u015f\u0131\u011f\u0131nda oldu\u011fu y\u00f6n\u00fcndedir. Nitekim Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulu’nun E. 983\/3, K. 984\/1,  T. 25.1.1984  karar\u0131; \u201cO halde, Hukuk Genel Kurulu karar\u0131nda da a\u00e7\u0131k\u00e7a belirtildi\u011fi gibi, in\u015faat s\u00f6zle\u015fmeleri “ge\u00e7ici s\u00fcrekli karma\u015f\u0131\u011f\u0131” bir \u00f6zellik ta\u015f\u0131maktad\u0131r.\u201d <\/em>\u015feklindedir4<\/sup>. Bu g\u00f6r\u00fc\u015fe g\u00f6re; s\u00f6zle\u015fme aslen ani edimli olmakla birlikte, yap\u0131n\u0131n tamamlanma oran\u0131yla ba\u011flant\u0131l\u0131 olarak hakkaniyet gere\u011fi s\u00f6zle\u015fmenin sona ermesi halinde s\u00fcrekli edimli s\u00f6zle\u015fmelere y\u00f6nelik h\u00fck\u00fcmlerin uygulanmas\u0131n\u0131 yerinde olaca\u011f\u0131 belirtilmektedir5<\/sup>. Bask\u0131n olan bilimsel g\u00f6r\u00fc\u015fler de bu y\u00f6ndedir.<\/p>\n\n\n\n

2. \u015eEKL\u0130<\/strong><\/p>\n\n\n\n

T\u00fcrk Bor\u00e7lar hukukunda as\u0131l olan s\u00f6zle\u015fme ve \u015fekil serbestisidir. Ancak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi b\u00fcnyesinde eser s\u00f6zle\u015fmesinin yan\u0131 s\u0131ra gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesini de bar\u0131nd\u0131rd\u0131\u011f\u0131ndan dolay\u0131; Noterlik Kanunu madde 60 uyar\u0131nca noterde “d\u00fczenleme” \u015feklinde yap\u0131lmas\u0131 zorunludur.  Noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131; noterin ba\u015ftan sona s\u00f6zle\u015fmeyi kendisinin tanzim ederek taraflarca imza alt\u0131na al\u0131nmas\u0131d\u0131r. Aksi takdirde s\u00f6zle\u015fme ge\u00e7ersiz olacakt\u0131r. Yine sonradan s\u00f6zle\u015fmenin ko\u015fullar\u0131nda esasl\u0131 de\u011fi\u015fiklikler yap\u0131lmas\u0131 da resmi \u015fekle tabidir. Ancak yan h\u00fck\u00fcmler bu kapsama girmemektedir.<\/p>\n\n\n\n

<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fi resmi \u015fekle tabi olsa dahi s\u00f6zle\u015fmenin ge\u00e7ersizli\u011finin ileri s\u00fcr\u00fclmeyece\u011fi durumlar da elbette mevcuttur. Her ne kadar \u015fekil \u015fart\u0131na uyulmamas\u0131 durumunda s\u00f6zle\u015fme ge\u00e7ersiz olacaksa da, Yarg\u0131tay i\u00e7tihatlar\u0131nda ve doktrinde kabul g\u00f6ren, s\u00f6zle\u015fmenin ge\u00e7ersizli\u011finin ileri s\u00fcr\u00fclmesinin d\u00fcr\u00fcstl\u00fck kural\u0131na ayk\u0131r\u0131l\u0131k te\u015fkil etmesi halinde s\u00f6zle\u015fmenin ge\u00e7erli varsay\u0131laca\u011f\u0131 y\u00f6n\u00fcndedir.<\/p>\n\n\n\n

Yarg\u0131tay uygulamas\u0131 \u0131\u015f\u0131\u011f\u0131nda \u015fekle ayk\u0131r\u0131l\u0131\u011f\u0131n ilk istisnas\u0131; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi \u015fekle ayk\u0131r\u0131 olarak d\u00fczenlenmi\u015f ve buna ra\u011fmen taraflar edimlerini tamamen veya red olunamayacak oranda yerine getirmi\u015flerse, bu durumda s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini ileri s\u00fcrmek hakk\u0131n k\u00f6t\u00fcye kullan\u0131lmas\u0131 anlam\u0131n\u0131 ta\u015f\u0131yacak ve taraflar ifa etmi\u015f olduklar\u0131 edimlerinin iadesini talep edemeyecektir. \u00d6rnek vermek gerekirse; m\u00fcteahhit in\u015faat\u0131 bitirip iskan (yap\u0131 kullanma izni) alma a\u015famas\u0131na getirmi\u015fse, art\u0131k arsa sahibinin s\u00f6zle\u015fme ge\u00e7ersizdir iddias\u0131 TMK madde 2 d\u00fcr\u00fcstl\u00fck kural\u0131 uyar\u0131nca do\u011fru olmayacakt\u0131r. Zira; kanun k\u00f6t\u00fcniyeti korumamaktad\u0131r.<\/p>\n\n\n\n

\u015eekle ayk\u0131r\u0131l\u0131\u011f\u0131n ikinci istisnas\u0131 ise; s\u00f6zle\u015fmeyle y\u00fckleniciye bedel olarak verilmesi kararla\u015ft\u0131r\u0131lan ta\u015f\u0131nmaz\u0131n devrine ili\u015fkin y\u00fck\u00fcm, ta\u015f\u0131nmaz tapuda y\u00fckleniciye devredilerek ger\u00e7ekle\u015fmi\u015fse, ba\u015flang\u0131\u00e7ta ge\u00e7ersiz olan s\u00f6zle\u015fmenin ge\u00e7erli hale gelmesidir. S\u00f6z konusu istisnalar\u0131n dayana\u011f\u0131, Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulu\u2019nun 30.09.1988 tarih, 1987\/2 E. – 1988\/2 K. say\u0131l\u0131 karar\u0131d\u0131r6<\/sup>.<\/p>\n\n\n\n

\u00d6te yandan; y\u00fcklenici ile \u00fc\u00e7\u00fcnc\u00fc ki\u015filer aras\u0131nda yap\u0131lan s\u00f6zle\u015fmeler alaca\u011f\u0131n devri niteli\u011findedir ve bu s\u00f6zle\u015fmeler a\u00e7\u0131s\u0131ndan resmi \u015fekil \u015fart\u0131 aranmaz. Burada \u00f6nemle belirtmek gerekir ki; arsa sahibi ile y\u00fcklenici aras\u0131ndaki s\u00f6zle\u015fme ge\u00e7ersiz ise y\u00fcklenici ve \u00fc\u00e7\u00fcnc\u00fc ki\u015fi aras\u0131ndaki s\u00f6zle\u015fme de ge\u00e7ersiz olacakt\u0131r. Ancak y\u00fcklenicinin \u00fc\u00e7\u00fcnc\u00fc ki\u015fiye kar\u015f\u0131 tbk madde 191 uyar\u0131nca sorumlulu\u011fundan s\u00f6z edilebilecektir.<\/p>\n\n\n\n

3.TAPU S\u0130C\u0130L\u0130NE \u015eERH\u0130<\/strong><\/p>\n\n\n\n

Tapu siciline tescil yoluyla kaydedilebilen haklar ayni haklard\u0131r. Ancak kanun koyucu s\u0131n\u0131rl\u0131 say\u0131daki baz\u0131 haklar\u0131n tapu sicilinde yer alan \u015ferhler b\u00f6l\u00fcm\u00fcne kaydedilebilece\u011fini d\u00fczenlemektedir.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi her ne kadar kanun koyucu taraf\u0131ndan a\u00e7\u0131k\u00e7a yer verilmemi\u015f, atipik bir s\u00f6zle\u015fme olsa dahi, tmk madde 1009;  \u201cArsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat, ta\u015f\u0131nmaz sat\u0131\u015f vaadi, kira, al\u0131m, \u00f6nal\u0131m, gerial\u0131m s\u00f6zle\u015fmelerinden do\u011fan haklar ile \u015ferhedilebilece\u011fi kanunlarda a\u00e7\u0131k\u00e7a \u00f6ng\u00f6r\u00fclen di\u011fer haklar tapu k\u00fct\u00fc\u011f\u00fcne \u015ferhedilebilir.\u201d <\/em>h\u00fckm\u00fc uyar\u0131nca arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri tapuya \u015ferh edilebilecek haklar aras\u0131nda say\u0131lm\u0131\u015ft\u0131r.<\/p>\n\n\n\n

—<\/p>\n\n\n\n

4.ARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N BENZER S\u00d6ZLE\u015eMELERDEN FARKI<\/strong><\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; eser s\u00f6zle\u015fmesi ve gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin birle\u015fiminden meydana gelen, her iki tarafa da bor\u00e7 y\u00fckleyen, \u00e7ift tipli karma bir s\u00f6zle\u015fmedir. S\u00f6zle\u015fmenin a\u00e7\u0131k\u00e7a kanunda yer bulmamas\u0131n\u0131n yan\u0131 s\u0131ra, g\u00fcn\u00fcm\u00fczde \u00e7arp\u0131k kentle\u015fmenin artmas\u0131 sonucu in\u015faat sekt\u00f6r\u00fcne duyulan ihtiyac\u0131n artmas\u0131 ve buna ba\u011fl\u0131 olarak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin kullan\u0131m alan\u0131n artmas\u0131 ile bu konuda \u00e7\u0131kan uyu\u015fmazl\u0131klar\u0131n da buna paralel olarak artmas\u0131, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ile benzer nitelikte olan bir\u00e7ok benzer s\u00f6zle\u015fmenin ortak ve farkl\u0131 yanlar\u0131n\u0131 da ortaya koymaktad\u0131r.<\/p>\n\n\n\n

A.ESER S\u00d6ZLE\u015eMES\u0130NDEN FARKI<\/strong><\/p>\n\n\n\n

Eser S\u00f6zle\u015fmesi TBK madde 470-486 aras\u0131 d\u00fczenlenmi\u015f olup, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin aksine tipik bir s\u00f6zle\u015fmedir. TBK madde 470 eser s\u00f6zle\u015fmesini; Eser s\u00f6zle\u015fmesi, y\u00fcklenicinin bir eser meydana getirmeyi, i\u015fsahibinin de bunun kar\u015f\u0131l\u0131\u011f\u0131nda bir bedel \u00f6demeyi \u00fcstlendi\u011fi s\u00f6zle\u015fmedir.<\/em>\u201d \u015feklinde tan\u0131mlamaktad\u0131r. Dolay\u0131s\u0131yla bu iki s\u00f6zle\u015fme aras\u0131ndaki temel farklardan birisi eser s\u00f6zle\u015fmesinde i\u015f sahibinin \u00fccret \u00f6demeyi \u00fcstlenmesine kar\u015f\u0131l\u0131k, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde ise \u00fccret \u00f6demenin s\u00f6z konusu olmay\u0131\u015f\u0131 ve bunun yerine i\u015f sahibinin belli arsa pay\u0131n\u0131 devir borcu alt\u0131na girmesidir.<\/p>\n\n\n\n

Bir di\u011fer \u00f6nemli fark ise; eser s\u00f6zle\u015fmesinin \u015fekle tabi olmamas\u0131 ancak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin i\u00e7erisinde gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesini bar\u0131nd\u0131rmas\u0131ndan kaynakl\u0131 olarak noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131n\u0131n zorunlu olmas\u0131d\u0131r.<\/p>\n\n\n\n

B. \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130NDEN FARKI<\/strong><\/p>\n\n\n\n

\u0130n\u015faat S\u00f6zle\u015fmesi bir tip eser s\u00f6zle\u015fmesidir. Bu nedenle eser s\u00f6zle\u015fmesi a\u00e7\u0131s\u0131ndan bahsetmi\u015f oldu\u011fumuz hususlar in\u015faat s\u00f6zle\u015fmesi a\u00e7\u0131s\u0131ndan da ge\u00e7erlidir.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi de niteli\u011fi itibari ile bir eser s\u00f6zle\u015fmesidir. Fakat eser s\u00f6zle\u015fmesinin bir t\u00fcr\u00fc olan in\u015faat s\u00f6zle\u015fmesinden fark\u0131 \u015fudur; e\u011fer ki arsa maliki arsas\u0131 \u00fczerinde bir \u00fccret kar\u015f\u0131l\u0131\u011f\u0131nda in\u015faat yap\u0131lmas\u0131n\u0131 istiyorsa burada in\u015faat s\u00f6zle\u015fmesi s\u00f6z konusu olacakt\u0131r. Ancak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde; m\u00fcteahhit ile arsa pay\u0131 sahipleri aras\u0131nda yine arsa \u00fczerinde in\u015faat yap\u0131lmas\u0131 y\u00f6n\u00fcnde anla\u015f\u0131lacak ve bunun kar\u015f\u0131l\u0131\u011f\u0131nda m\u00fcteahhide \u00fccret \u00f6denmeyecek, bunun yerine yap\u0131lacak in\u015faattan bir tak\u0131m dairelerin m\u00fclkiyetinin m\u00fcteahhide devredilece\u011fi vaad edilecektir.<\/p>\n\n\n\n

Yine t\u0131pk\u0131 eser s\u00f6zle\u015fmesinde bahsetti\u011fimiz gibi in\u015faat s\u00f6zle\u015fmesi de bir t\u00fcr eser s\u00f6zle\u015fmesi oldu\u011fundan ve arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden farkl\u0131 olarak i\u00e7erisinde sat\u0131\u015f vaadi s\u00f6zle\u015fmesini bar\u0131nd\u0131rmad\u0131\u011f\u0131ndan herhangi bir \u015fekil \u015fart\u0131na tabi de\u011fildir. Dolay\u0131s\u0131yla adi \u015fekilde tanzim edilen bir in\u015faat s\u00f6zle\u015fmesi ge\u00e7erli iken; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fi noterde d\u00fczenleme \u015feklinde yap\u0131lm\u0131\u015f olmas\u0131na ba\u011fl\u0131d\u0131r.<\/p>\n\n\n\n

C.H\u0130ZMET S\u00d6ZLE\u015eMES\u0130NDEN FARKI<\/strong><\/p>\n\n\n\n

Hizmet S\u00f6zle\u015fmesi TBK madde 393\u2019te; Hizmet s\u00f6zle\u015fmesi, i\u015f\u00e7inin i\u015fverene ba\u011f\u0131ml\u0131 olarak belirli veya belirli olmayan s\u00fcreyle i\u015fg\u00f6rmeyi ve i\u015fverenin de ona zamana veya yap\u0131lan i\u015fe g\u00f6re \u00fccret \u00f6demeyi \u00fcstlendi\u011fi s\u00f6zle\u015fmedir. <\/em>\u015feklinde tan\u0131mlanm\u0131\u015f olup, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin aksine tipik bir s\u00f6zle\u015fmedir.<\/p>\n\n\n\n

Hizmet s\u00f6zle\u015fmesi belirli bir amaca ula\u015fmay\u0131 de\u011fil, yaln\u0131zca i\u015f g\u00f6rmeyi i\u00e7ermektedir. Hizmet s\u00f6zle\u015fmesinde \u00fccret unsuru s\u00f6z konusu iken; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde \u00fccret unsuru yoktur. Burada arsa sahibinin temel edimi belli arsa pay\u0131n\u0131n devridir.<\/p>\n\n\n\n

Hizmet s\u00f6zle\u015fmesi herhangi bir \u015fekil \u015fart\u0131na tabi de\u011filken; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi ise resmi \u015fekle tabidir.<\/p>\n\n\n\n

D.VEKALET S\u00d6ZLE\u015eMES\u0130NDEN FARKI<\/strong><\/p>\n\n\n\n

Vekalet S\u00f6zle\u015fmesi TBK madde 502\u2019de; \u201cVek\u00e2let s\u00f6zle\u015fmesi, vekilin vek\u00e2let verenin bir i\u015fini g\u00f6rmeyi veya i\u015flemini yapmay\u0131 \u00fcstlendi\u011fi s\u00f6zle\u015fmedir. Vek\u00e2lete ili\u015fkin h\u00fck\u00fcmler, niteliklerine uygun d\u00fc\u015ft\u00fckleri \u00f6l\u00e7\u00fcde, bu Kanunda d\u00fczenlenmemi\u015f olan i\u015fg\u00f6rme s\u00f6zle\u015fmelerine de uygulan\u0131r.\u201d <\/em>\u015feklinde d\u00fczenlenmi\u015f olup, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin aksine tipik bir s\u00f6zle\u015fmedir.<\/p>\n\n\n\n

Vekalet s\u00f6zle\u015fmesi ile arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi \u201cba\u011f\u0131ms\u0131z olarak i\u015f g\u00f6rme edimini\u201d b\u00fcnyelerinde bar\u0131nd\u0131rd\u0131klar\u0131ndan olduk\u00e7a benzer niteliktedir. Ancak vekalet s\u00f6zle\u015fmesinde kural olarak bedel yokken, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde bedel belli arsa paylar\u0131n\u0131n devredilmesidir8<\/sup>.<\/p>\n\n\n\n

\u00d6te yandan; vekalet s\u00f6zle\u015fmesinde t\u0131pk\u0131 hizmet s\u00f6zle\u015fmesinde oldu\u011fu gibi i\u015f g\u00f6rme ediminin belli bir sonucu ortaya \u00e7\u0131karmas\u0131 gerekmez. Yine di\u011fer bir \u00f6nemli fark ise; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ge\u00e7erlili\u011fi resmi \u015fekil \u015fart\u0131na tabi iken, vekalet s\u00f6zle\u015fmesinde kural olarak herhangi bir \u015fekil \u015fart\u0131n\u0131n varl\u0131\u011f\u0131 gerekmez.<\/p>\n\n\n\n

5.S\u00d6ZLE\u015eME TANZ\u0130M ED\u0130L\u0130RKEN D\u0130KKAT ED\u0130LMES\u0130 GEREKEN HUSUSLAR<\/strong><\/p>\n\n\n\n

B\u00fcy\u00fck \u015fehirlerde \u00e7arp\u0131k kentle\u015fmenin artmas\u0131 sonucu arsa sahiplerinin yeni ve dayanakl\u0131 yap\u0131lara olan ihtiyac\u0131n\u0131n artmas\u0131 ve buna kar\u015f\u0131l\u0131k m\u00fcteahhitlerin ise in\u015faat yapacak arsaya olan ihtiya\u00e7lar\u0131 sonucu arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri s\u0131kl\u0131kla tercih edilen ve uygulamas\u0131 olduk\u00e7a artan s\u00f6zle\u015fme haline gelmi\u015ftir. Elbette arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin kullan\u0131m\u0131n\u0131n artmas\u0131 sonucu bir tak\u0131m problemler de ortaya \u00e7\u0131km\u0131\u015ft\u0131r. S\u00f6zle\u015fmenin tanzimi ard\u0131ndan ortaya \u00e7\u0131kabilecek problemleri ve problemler sonucu u\u011fran\u0131lacak zararlar\u0131 en aza indirebilmek ad\u0131na s\u00f6zle\u015fme tanzimi s\u0131ras\u0131nda bir tak\u0131m hususlara dikkat edilmelidir.<\/p>\n\n\n\n

\u00d6rne\u011fin; s\u00f6zle\u015fmede pe\u015finen hissenin m\u00fcteahhide devri m\u00fcmk\u00fcn oldu\u011fu gibi hisse devrinin sat\u0131\u015f vaadi de m\u00fcmk\u00fcnd\u00fcr. S\u00f6zle\u015fme tanzim edilirken pay sahiplerinin hak kayb\u0131na u\u011framamas\u0131 ad\u0131na; hisseyi pe\u015finen devretmek yerine, hisselerin belirli \u015fartlara ba\u011flanmak suretiyle k\u0131s\u0131m k\u0131s\u0131m devri ya da pe\u015finen hisse verilecek ise pe\u015finen verilecek hissenin \u00fczerine ipotek koyulmas\u0131 ve anahtar tesliminde ipote\u011fin kald\u0131r\u0131lmas\u0131n\u0131n kararla\u015ft\u0131r\u0131lmas\u0131 pay sahibinin lehine olaca\u011f\u0131 kanaatindeyim.<\/p>\n\n\n\n

Bir di\u011fer \u00f6nemli husus ise; temel ruhsat\u0131n al\u0131nmas\u0131n\u0131n da mutlaka s\u00fcreye ba\u011flanmas\u0131n\u0131n gereklili\u011fidir. Aksi takdirde s\u00f6zle\u015fme temel ruhsat al\u0131nana kadar ask\u0131da kalaca\u011f\u0131ndan m\u00fcteahhit temel ruhsat\u0131 almay\u0131 geciktirebilecek ve s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lan in\u015faat\u0131n bitme s\u00fcresi de s\u00f6z konusu ruhsat\u0131n al\u0131nma tarihinden ba\u015flayaca\u011f\u0131ndan hak kayb\u0131 ya\u015fanabilecektir.<\/p>\n\n\n\n

S\u00f6zle\u015fme tanzim edilirken s\u00f6zle\u015fmeye her ayk\u0131r\u0131l\u0131k i\u00e7in ayr\u0131ca cezai \u015fart belirlenmelidir. \u0130leride ya\u015fanabilecek uyu\u015fmazl\u0131klarda ispat zorlu\u011fu ya\u015fanmamas\u0131 ad\u0131na cezai \u015fart\u0131n mutlaka resmi \u015fekilde tanzim edilen s\u00f6zle\u015fmede yer almas\u0131 gerekmektedir.<\/p>\n\n\n\n

Uygulamada en \u00e7ok kar\u015f\u0131la\u015f\u0131lan sorunlardan biri de m\u00fcteahhidin kendine d\u00fc\u015fen daireleri daha l\u00fcks yapmas\u0131, arsa sahiplerinin dairelerini ise daha kalitesiz yapmas\u0131 halidir. M\u00fcteahhidin kendine d\u00fc\u015fecek daireleri daha kaliteli, arsa pay\u0131 sahiplerinin dairelerini ise daha kalitesiz yapmas\u0131n\u0131n \u00f6n\u00fcne ge\u00e7ilebilmesi ad\u0131na s\u00f6zle\u015fmeye mutlaka m\u00fcteahhidin kendi ad\u0131na d\u00fc\u015fecek daireler ile arsa pay\u0131 sahiplerinin dairelerini ayn\u0131 malzemeleri kullanarak ayn\u0131 kalitede yapmak zorunda oldu\u011fu hususu belirtilmelidir.<\/p>\n\n\n\n

Yine bir di\u011fer \u00f6nemli husus; m\u00fcteahhidin arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinden kaynakl\u0131 y\u00fck\u00fcml\u00fcl\u00fcklerini yerine getirdi\u011fi esnada 3. ki\u015fiye zarar vermesi halidir. S\u00f6zle\u015fme tanzim edilirken 3. ki\u015filere verilecek zarardan m\u00fcteahhidin sorumlu olaca\u011f\u0131 mutlaka belirtilmelidir. Burada arsa sahibinin kusursuz sorumlulu\u011fu oldu\u011fundan dolay\u0131 s\u00f6zle\u015fmeye koyulacak madde her ne kadar 3. ki\u015fiyi ba\u011flamayacak olsa dahi, r\u00fccu mekanizmas\u0131 bak\u0131m\u0131ndan bu \u015fekilde bir madde konulmas\u0131 \u00f6nem arz edecektir.<\/p>\n\n\n\n

B\u00d6L\u00dcM II<\/strong><\/p>\n\n\n\n

TARAFLARIN Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130 VE M\u00dcTEAHH\u0130D\u0130N Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130N\u0130 ZAMANINDA, TAM VE GERE\u011e\u0130 G\u0130B\u0130 YER\u0130NE GET\u0130RMEMES\u0130N\u0130N SONU\u00c7LARI<\/strong><\/p>\n\n\n\n

1.TARAFLARIN Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130<\/strong><\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin taraflar\u0131; bir yanda i\u015f sahibi\/arsa sahibi, di\u011fer yanda  y\u00fcklenici\/m\u00fcteahhittir. Arsa sahibi ve y\u00fcklenici, ger\u00e7ek ki\u015fi olabilece\u011fi gibi t\u00fczel ki\u015fi de olabilir. Taraflar\u0131n y\u00fck\u00fcml\u00fcl\u00fckleri s\u00f6zle\u015fmenin nas\u0131l sona erece\u011fi ve buna ba\u011fl\u0131 taraflar\u0131n sorumluluklar\u0131 bak\u0131m\u0131ndan \u00f6nem arz etmektedir.<\/p>\n\n\n\n

A.\u0130\u015e SAH\u0130B\u0130N\u0130N\/ARSA SAH\u0130B\u0130N\u0130N S\u00d6ZLE\u015eMEDEN KAYNAKLANAN Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130<\/strong><\/p>\n\n\n\n

A.A. ARSAYI TESL\u0130M BORCU<\/strong><\/p>\n\n\n\n

Arsa sahibi arsay\u0131 y\u00fckleniciye teslim etmeden y\u00fcklenici i\u015fe ba\u015flayamayaca\u011f\u0131ndan arsa sahibinin \u00f6ncelikli borcu arsay\u0131 teslim etmektir. Arsan\u0131n tesliminden s\u00f6z edilebilmesi i\u00e7in, teslim edilen arsan\u0131n y\u00fcklenicinin s\u00f6zle\u015fme gere\u011fi in\u015faat yapmas\u0131na elveri\u015fli olmas\u0131 gerekmektedir. Aksi takdirde ba\u015flang\u0131\u00e7taki imkans\u0131zl\u0131k halinden s\u00f6z edilebilecektir.<\/p>\n\n\n\n

A.B. VEKALET VERME BORCU<\/strong><\/p>\n\n\n\n

Y\u00fcklenicinin in\u015faata ba\u015flamas\u0131, devam etmesi ve bitirmesi a\u015famalar\u0131nda resmi mercilere ba\u015fvurmas\u0131 ve gerekli izinleri almas\u0131 amac\u0131yla i\u015f sahibinin kendisine yetki vermesi gerekmektedir. Vekaletnamenin i\u00e7erisinde gerekli ve yeterli yetkilerin bulunmas\u0131 yeterlidir.<\/p>\n\n\n\n

A.C. ARSA PAYINI DEV\u0130R BORCU<\/strong><\/p>\n\n\n\n

Arsa sahibinin temel borcunun arsa pay\u0131n\u0131 devir borcu oldu\u011fu s\u00f6ylenebilir. Zira; arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesini eser s\u00f6zle\u015fmesinden ay\u0131ran temel farklardan biri i\u015f sahibinin arsa pay\u0131n\u0131 devir borcunun olmas\u0131d\u0131r.<\/p>\n\n\n\n

Bunun yan\u0131 s\u0131ra arsa pay\u0131n\u0131n, i\u015fsahibi taraf\u0131ndan y\u00fckleniciye devrinin ne zaman ve hangi ko\u015fullarda yap\u0131laca\u011f\u0131 ise s\u00f6zle\u015fmede taraflarca belirlenecektir. \u00d6rne\u011fin; arsa pay\u0131\/paylar\u0131n\u0131n devri s\u00f6zle\u015fmenin en ba\u015f\u0131nda pe\u015finen yap\u0131labilece\u011fi gibi, y\u00fcklenicinin yapt\u0131\u011f\u0131 i\u015f oran\u0131nda kademeli olarak devri de m\u00fcmk\u00fcnd\u00fcr.<\/p>\n\n\n\n

B.Y\u00dcKLEN\u0130C\u0130N\u0130N\/M\u00dcTEAHH\u0130D\u0130N S\u00d6ZLE\u015eMEDEN KAYNAKLANAN Y\u00dcK\u00dcML\u00dcL\u00dcKLER\u0130<\/strong><\/p>\n\n\n\n

B.A. BA\u011eIMSIZ B\u00d6L\u00dcM \u0130N\u015eA ETME VE TESL\u0130M ETME BORCU<\/strong><\/p>\n\n\n\n

Y\u00fcklenicinin s\u00f6zle\u015fmeden do\u011fan asli borcu ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fa etme ve ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc i\u015f sahibine teslim borcudur. Ancak \u00f6nemle belirtmek gerekir ki; y\u00fcklenicinin borcu salt ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm in\u015fa etmekten ibaret de\u011fildir. Y\u00fcklenicinin ana yap\u0131 ve ortak yerleri de tamamlamas\u0131 gerekmektedir. Zira; ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmlerin tamamlanarak teslimi tek ba\u015f\u0131na borcun ifas\u0131 anlam\u0131 ta\u015f\u0131mamaktad\u0131r.<\/p>\n\n\n\n

Teslim hususunda ise s\u00f6zle\u015fmeye h\u00fck\u00fcm konulabilece\u011fi gibi teslim protokol\u00fc ile de teslim m\u00fcmk\u00fcn olacakt\u0131r. Ancak yap\u0131n\u0131n tamamlanmad\u0131\u011f\u0131 durumda y\u00fcklenici ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm\u00fc teslim etmi\u015f olsa dahi teslim borcunun yerine getirildi\u011finden s\u00f6z edilemez. Yine yap\u0131n\u0131n fiilen tamamlanmas\u0131n\u0131n yan\u0131 s\u0131ra imar mevzuat\u0131na da uygun in\u015fa edilmi\u015f olmas\u0131 gerekmektedir. Nitekim; imar mevzuat\u0131na ayk\u0131r\u0131 olan yap\u0131 y\u0131k\u0131ma muhta\u00e7t\u0131r.<\/p>\n\n\n\n

B.B. SADAKAT VE \u00d6ZEN BORCU<\/strong><\/p>\n\n\n\n

Sadakat ve \u00f6zen borcu, TMK madde 2’de d\u00fczenlenen d\u00fcr\u00fcstl\u00fck kural\u0131n\u0131n bir sonucudur. Y\u00fcklenicinin s\u00f6zle\u015fme ile \u00fcstlendi\u011fi i\u015fe \u00f6zen g\u00f6stermesi ve bu \u00f6zen \u00e7er\u00e7evesinde i\u015fi tamamlay\u0131p arsa sahibine s\u00f6zle\u015fmeye konu yap\u0131y\u0131 teslim etmesi gerekmektedir.<\/p>\n\n\n\n

Sadakat ve \u00f6zen borcunun k\u0131stas\u0131n\u0131n belirlenmesinde ise basiretli bir y\u00fcklenicinin g\u00f6stermesi gereken meslek\u00ee ve teknik kurallara uygun davran\u0131\u015f\u0131 esas al\u0131nmaktad\u0131r. Yarg\u0131tay Hukuk Genel Kurulu y\u00fcklenicinin \u00f6zen borcuna dair T. 30.10.1991, E. 1991\/15 \u2013 373, K. 1991\/533 say\u0131l\u0131 karar\u0131nda; \u201cEser s\u00f6zle\u015fmelerinde y\u00fcklenici, kural olarak i\u015fin g\u00f6r\u00fclmesi ve tesliminde i\u015f\u00e7iye g\u00f6re “daha y\u00fcksek \u00f6zen” g\u00f6stermelidir ( BK.356\/1 ). Y\u00fcklenici, bir i\u015fi y\u00fcklenir iken, kendi uzmanl\u0131\u011f\u0131n\u0131n ve parasal g\u00fcc\u00fcn\u00fcn o i\u015f i\u00e7in yeterli oldu\u011funu iyice tartmak ve bunlar yetersiz ise, s\u00f6zle\u015fmeyi yapmaktan ka\u00e7\u0131nmak zorundad\u0131r. Aksi halde, \u00f6zen borcuna ayk\u0131r\u0131 davran\u0131\u015f olur ve bor\u00e7lu bundan sorumlu tutulur.\u201d <\/em>\u015feklinde a\u00e7\u0131klamada bulunmu\u015ftur.<\/p>\n\n\n\n

\u00d6te yandan; y\u00fcklenicinin malzemeye ili\u015fkin \u00f6zen borcu ile ilgili T\u00fcrk Bor\u00e7lar Kanunu Madde 472: \u201cMalzeme y\u00fcklenici taraf\u0131ndan sa\u011flanm\u0131\u015fsa y\u00fcklenici, bu malzemenin ay\u0131pl\u0131 olmas\u0131 y\u00fcz\u00fcnden i\u015fsahibine kar\u015f\u0131, sat\u0131c\u0131 gibi sorumludur. Malzeme i\u015fsahibi taraf\u0131ndan sa\u011flanm\u0131\u015fsa y\u00fcklenici, onlar\u0131 gereken \u00f6zeni g\u00f6stererek kullanmakla ve bundan dolay\u0131 hesap ve artan\u0131 geri vermekle y\u00fck\u00fcml\u00fcd\u00fcr.\u201d <\/em>\u015feklinde d\u00fczenlemeye haizdir. H\u00fck\u00fcmden de a\u00e7\u0131k\u00e7a g\u00f6r\u00fcld\u00fc\u011f\u00fc \u00fczere; malzeme y\u00fcklenici taraf\u0131ndan sa\u011flanm\u0131\u015fsa y\u00fcklenici, bu malzemenin ay\u0131pl\u0131 olmas\u0131 y\u00fcz\u00fcnden i\u015fsahibine kar\u015f\u0131, sat\u0131c\u0131 gibi sorumlu olacakt\u0131r. \u00d6te yandan malzeme i\u015fsahibi taraf\u0131ndan sa\u011flanm\u0131\u015fsa y\u00fcklenici, onlar\u0131 gereken \u00f6zeni g\u00f6stererek kullanmakla ve bundan dolay\u0131 hesap ve artan\u0131 geri vermekle y\u00fck\u00fcml\u00fcd\u00fcr.<\/p>\n\n\n\n

S\u00f6zle\u015fmede malzemelerin niteli\u011fine ili\u015fkin bir d\u00fczenleme olmad\u0131\u011f\u0131 halde ise m\u00fcteahhit \u201corta kalitede\u201d malzeme se\u00e7mekle y\u00fck\u00fcml\u00fcd\u00fcr.<\/p>\n\n\n\n

B.C. \u0130\u015e\u0130 B\u0130ZZAT YAPMA VEYA DENET\u0130M\u0130 ALTINDA YAPTIRMA BORCU<\/strong><\/p>\n\n\n\n

Tbk madde 471\/3: \u201cY\u00fcklenici, meydana getirilecek eseri do\u011frudan do\u011fruya kendisi yapmak veya kendi y\u00f6netimi alt\u0131nda yapt\u0131rmakla y\u00fck\u00fcml\u00fcd\u00fcr. Ancak, eserin meydana getirilmesinde y\u00fcklenicinin ki\u015fisel \u00f6zellikleri \u00f6nem ta\u015f\u0131m\u0131yorsa, i\u015fi ba\u015fkas\u0131na da yapt\u0131rabilir<\/em>.\u201d h\u00fckm\u00fcne haizdir.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde; m\u00fcteahhidin \u015fahs\u0131 \u00f6n planda de\u011fildir. Bu nedenle tbk m. 471\/3 h\u00fckm\u00fc g\u00f6z \u00f6n\u00fcne al\u0131nd\u0131\u011f\u0131nda arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi bak\u0131m\u0131ndan bu borcun yerine getirilmesi i\u00e7in y\u00fcklenicinin yap\u0131y\u0131 kendi y\u00f6netimi alt\u0131nda yapmas\u0131 yeterli say\u0131lacakt\u0131r.<\/p>\n\n\n\n

B.D. ARA\u00c7 VE GERE\u00c7 SA\u011eLAMA BORCU<\/strong><\/p>\n\n\n\n

Tbk madde 471\/4; \u201cAksine \u00e2det veya anla\u015fma olmad\u0131k\u00e7a y\u00fcklenici, eserin meydana getirilmesi i\u00e7in kullan\u0131lacak olan ara\u00e7 ve gere\u00e7leri kendisi sa\u011flamak zorundad\u0131r.\u201d<\/em> h\u00fckm\u00fcne haizdir. S\u00f6z konusu h\u00fck\u00fcmden anla\u015f\u0131ld\u0131\u011f\u0131 \u00fczere ara\u00e7 gere\u00e7 y\u00fcklenici taraf\u0131ndan sa\u011flanacakt\u0131r. Ancak taraflar\u0131n elbette s\u00f6zle\u015fme serbestisi \u00e7er\u00e7evesinde bu durumun aksini kararla\u015ft\u0131rmalar\u0131 da m\u00fcmk\u00fcnd\u00fcr.<\/p>\n\n\n\n

2.Y\u00dcKLEN\u0130C\u0130N\u0130N TEMERR\u00dcD\u00dc VE SONU\u00c7LARI<\/strong><\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi her iki tarafa da bor\u00e7 y\u00fckleyen bir s\u00f6zle\u015fmedir. Taraflar\u0131n bor\u00e7lar\u0131 hususuna yukar\u0131da de\u011finilmi\u015ftir. Taraflar\u0131n s\u00f6zle\u015fmeden kaynaklanan bor\u00e7lar\u0131n\u0131 yerine getirmemesi halinde ise T\u00fcrk Bor\u00e7lar Kanununda d\u00fczenlenen temerr\u00fct h\u00fck\u00fcmleri g\u00fcndeme gelecektir. S\u00f6zle\u015fme niteli\u011fi itibari ile iki tarafa da bor\u00e7 y\u00fckleyen s\u00f6zle\u015fme oldu\u011fundan iki taraf a\u00e7\u0131s\u0131ndan da temerr\u00fct s\u00f6z konusu olabilecektir. Ancak uygulamada genel olarak teslim g\u00fcn\u00fc gelmi\u015f olmas\u0131na ra\u011fmen, m\u00fcteahhidin kararla\u015ft\u0131r\u0131lan ba\u011f\u0131ms\u0131z b\u00f6l\u00fcmleri teslim konusunda temerr\u00fcde d\u00fc\u015fmesi durumuna s\u0131kl\u0131kla rastlan\u0131lmaktad\u0131r.<\/p>\n\n\n\n

Temerr\u00fctten s\u00f6z edilebilmesi i\u00e7in; borcun muaccel olmas\u0131, edimin yerine getirilmesinin m\u00fcmk\u00fcn olmas\u0131 ve edimin yerine getirilmemi\u015f olmas\u0131 \u015fartlar\u0131n\u0131n birlikte sa\u011flanm\u0131\u015f olmal\u0131d\u0131r.<\/p>\n\n\n\n

Sonu\u00e7 olarak bor\u00e7lu temerr\u00fcd\u00fc i\u00e7in; borcun muaccel hale gelmesine ve ifan\u0131n imkans\u0131z olmamas\u0131na ra\u011fmen edimin ifa edilmemi\u015f olmas\u0131 gerekmektedir. Burada borcun ne zaman muaccel olaca\u011f\u0131 \u00f6nem arz etmektedir. S\u00f6zle\u015fmede s\u00fcre \u00f6ng\u00f6r\u00fcld\u00fc\u011f\u00fc takdirde \u00f6ng\u00f6r\u00fclen s\u00fcrenin dolmas\u0131 ile bor\u00e7 muaccel hale gelecektir ve tbk madde 117\/2 gere\u011fi teslim g\u00fcn\u00fcn\u00fcn ge\u00e7mesi ile ihtara gerek olmaks\u0131z\u0131n bor\u00e7lu temerr\u00fcde d\u00fc\u015fecektir.<\/p>\n\n\n\n

S\u00f6zle\u015fmede herhangi bir s\u00fcre \u00f6ng\u00f6r\u00fclmedi\u011fi takdirde ise; TBK m. 90, \u201c\u0130fa zaman\u0131 taraflarca kararla\u015ft\u0131r\u0131lmad\u0131k\u00e7a veya hukuki ili\u015fkinin \u00f6zelli\u011finden anla\u015f\u0131lmad\u0131k\u00e7a her bor\u00e7, do\u011fumu an\u0131nda muaccel olur.\u201d h\u00fckm\u00fc gere\u011fince bor\u00e7, do\u011fumu an\u0131nda muaccel hale gelir. Ancak arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinde y\u00fcklenicinin ediminin s\u00fcrekli olmas\u0131ndan dolay\u0131 borcun muaccel olaca\u011f\u0131 zaman do\u011fum an\u0131nda de\u011fil, s\u00f6zle\u015fmedeki durum ve taraflar\u0131n iradesi dikkate al\u0131narak d\u00fcr\u00fcstl\u00fck kural\u0131na uygun \u015fekilde in\u015faat\u0131n tamamlanabilece\u011fi zaman, \u201cteslim zaman\u0131\u201d olarak belirlenir9<\/sup>.<\/p>\n\n\n\n

S\u00fcrenin s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclmedi\u011fi bu gibi hallerde bor\u00e7lu alacakl\u0131n\u0131n ihtar\u0131 ile temerr\u00fcde d\u00fc\u015fecektir. \u0130htar \u015fekle ba\u011fl\u0131 de\u011fildir. Ancak taraflar\u0131n tacir olmas\u0131 halinde ihtar ttk madde 18\/3 \u201cTacirler aras\u0131nda, di\u011fer taraf\u0131 temerr\u00fcde d\u00fc\u015f\u00fcrmeye, s\u00f6zle\u015fmeyi feshe, s\u00f6zle\u015fmeden d\u00f6nmeye ili\u015fkin ihbarlar veya ihtarlar noter arac\u0131l\u0131\u011f\u0131yla, taahh\u00fctl\u00fc mektupla, telgrafla veya g\u00fcvenli elektronik imza kullan\u0131larak kay\u0131tl\u0131 elektronik posta sistemi ile yap\u0131l\u0131r.\u201d<\/em> h\u00fckm\u00fc uyar\u0131nca yap\u0131lmal\u0131d\u0131r.<\/p>\n\n\n\n

Temerr\u00fcde ba\u011fl\u0131 genel sonu\u00e7lar T\u00fcrk Bor\u00e7lar Kanunun 117 \u2013 119 maddeleri aras\u0131nda ve yine kar\u015f\u0131l\u0131kl\u0131 bor\u00e7 y\u00fckleyen s\u00f6zle\u015fmelerde temerr\u00fct hali tbk madde 123\u2019te d\u00fczenlenmi\u015ftir. Y\u00fcklenicinin temerr\u00fcde d\u00fc\u015fmesi sonucunda arsa sahibinin; aynen ifa ve gecikme tazminat\u0131n\u0131 talep etmek, ifadan vazge\u00e7ip m\u00fcspet zarar\u0131n tazmini talep etmek ve s\u00f6zle\u015fmeden d\u00f6n\u00fcp menfi zarar\u0131n tazmini talep etmek olmak \u00fczere 3 tane se\u00e7imlik hakk\u0131 s\u00f6z konusu olacakt\u0131r.<\/p>\n\n\n\n

Se\u00e7imlik haklar tek tek incelenecek olursa \u00f6ncelikle alacakl\u0131n\u0131n aynen ifa ve gecikme tazminat\u0131 isteme hakk\u0131 mevcuttur. Zira; y\u00fcklenicinin temerr\u00fcde d\u00fc\u015fmesi hali aynen ifa y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fc ortadan kald\u0131rmayacakt\u0131r. Aynen ifa ve gecikme tazminat\u0131 her zaman istenilebilir ve i\u015f sahibinin aynen ifa ve gecikme tazminat\u0131n\u0131 talep etmesi i\u00e7in y\u00fckleniciye mehil vermesine de gerek yoktur. Y\u00fcklenicinin temerr\u00fcde d\u00fc\u015fmesi i\u00e7in kusuru aranmazken gecikme tazminat\u0131n\u0131n talep edilebilmesi i\u00e7in y\u00fcklenicinin kusuru aranmaktad\u0131r.<\/p>\n\n\n\n

Di\u011fer yandan s\u00f6zle\u015fmede m\u00fcteahhidin teslimde gecikmesi halinde cezai \u015fart \u00f6ng\u00f6r\u00fclm\u00fc\u015f ise arsa sahibi bunu m\u00fcteahhitten talep edebilir. Cezai \u015fart talep edilebilmesi m\u00fcteahhidin temerr\u00fcd\u00fc durumundan ayr\u0131ks\u0131 bir hal olup, temerr\u00fcde ili\u015fkin \u015fartlar ger\u00e7ekle\u015fmese dahi cezai \u015fart istemi devam edecektir10<\/sup>.<\/p>\n\n\n\n

Bor\u00e7lunun temerr\u00fcd\u00fc sonucu alacakl\u0131ya tan\u0131nan bir di\u011fer se\u00e7imlik hak ise \u201cifadan vazge\u00e7ip m\u00fcspet zarar\u0131n tazminini isteme\u201d hakk\u0131d\u0131r. Bu hakk\u0131n kullan\u0131labilmesi i\u00e7in \u00f6ncelikle tbk madde 123 uyar\u0131nca uygun s\u00fcre verilmesi gerekmektedir. Uygun s\u00fcre sonucunda ise arsa sahibi bu se\u00e7imlik hakk\u0131n\u0131 kullanabilecektir. Ancak tbk madde 124 \u201cA\u015fa\u011f\u0131daki durumlarda s\u00fcre verilmesine gerek yoktur: 1. Bor\u00e7lunun i\u00e7inde bulundu\u011fu durumdan veya tutumundan s\u00fcre verilmesinin etkisiz olaca\u011f\u0131 anla\u015f\u0131l\u0131yorsa. 2. Bor\u00e7lunun temerr\u00fcd\u00fc sonucunda borcun ifas\u0131 alacakl\u0131 i\u00e7in yarars\u0131z kalm\u0131\u015fsa. 3. Borcun ifas\u0131n\u0131n, belirli bir zamanda veya belirli bir s\u00fcre i\u00e7inde ger\u00e7ekle\u015fmemesi \u00fczerine, ifan\u0131n art\u0131k kabul edilmeyece\u011fi s\u00f6zle\u015fmeden anla\u015f\u0131l\u0131yorsa.\u201d<\/em> h\u00fckm\u00fc uyar\u0131nca say\u0131lan durumlar\u0131n varl\u0131\u011f\u0131 halinde ise alacakl\u0131 uygun s\u00fcreyi vermeye gerek olmaks\u0131z\u0131n ifadan vazge\u00e7ip m\u00fcspet zarar\u0131n tazminini istemeye y\u00f6nelik se\u00e7imlik hakk\u0131n\u0131 kullanabilecektir. Aynen ifadan vazge\u00e7erek m\u00fcspet(olumlu) zarar\u0131n tazminini isteme halinde as\u0131l bor\u00e7 sona ermemekte, as\u0131l borcun yerine tazminat borcu ge\u00e7mektedir.<\/p>\n\n\n\n

M\u00fcteahhidin temerr\u00fcd\u00fc sonucu arsa sahibinin di\u011fer bir se\u00e7imlik hakk\u0131 s\u00f6zle\u015fmeden \u201cd\u00f6nme ve menfi zarar\u0131 tazminini isteme\u201d hakk\u0131d\u0131r. Bu hakk\u0131n kullan\u0131labilmesi i\u00e7in \u00f6ncelikle tbk madde 123 uyar\u0131nca uygun s\u00fcre verilmesi gerekmektedir. Ancak izah etti\u011fimiz tbk madde 124 hallerinin mevcudiyeti halinde s\u00fcre vermeye gerek olmaks\u0131z\u0131n bu hak kullan\u0131labilir. Burada \u00f6nemli olan bir husus da \u015fudur ki; arsa sahibi birden fazla ki\u015fi ise d\u00f6nme i\u00e7in oybirli\u011fi ile karar almalar\u0131 gerekmektedir11<\/sup>.<\/p>\n\n\n\n

D\u00f6nme geriye etkili olarak sona erme halidir ve s\u00f6zle\u015fme hi\u00e7 tanzim edilmemi\u015f gibi etki do\u011furur.  Fesih ise ileriye etkili olarak sona erme halidir. S\u00f6zle\u015fmeden d\u00f6nmenin sonu\u00e7lar\u0131 tbk madde 125\/3\u2019te; \u201cS\u00f6zle\u015fmeden d\u00f6nme h\u00e2linde taraflar, kar\u015f\u0131l\u0131kl\u0131 olarak ifa y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcnden kurtulurlar ve daha \u00f6nce ifa ettikleri edimleri geri isteyebilirler. Bu durumda bor\u00e7lu, temerr\u00fcde d\u00fc\u015fmekte kusuru olmad\u0131\u011f\u0131n\u0131 ispat edemezse alacakl\u0131, s\u00f6zle\u015fmenin h\u00fck\u00fcms\u00fcz kalmas\u0131 sebebiyle u\u011frad\u0131\u011f\u0131 zarar\u0131n giderilmesini de isteyebilir.\u201d<\/em> \u015feklinde d\u00fczenlenmi\u015ftir. Anla\u015f\u0131ld\u0131\u011f\u0131 \u00fczere s\u00f6zle\u015fmenin feshi halinde arsa sahibi borcun gere\u011fi gibi ifa edilmesi halinde u\u011framayacak oldu\u011fu m\u00fcspet zarar\u0131n tazmini talep edilebilecek iken; s\u00f6zle\u015fmeden d\u00f6n\u00fclmesi halinde ise menfi zararlar\u0131n tazmini istenilebilecektir.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesinin ani edimli mi, yoksa s\u00fcrekli edimli mi oldu\u011fu hususu s\u00f6zle\u015fmenin ileriye etkili olarak m\u0131 feshedilece\u011fi yoksa d\u00f6nme olarak geriye etkili olarak m\u0131 sona erece\u011fi noktas\u0131nda \u00f6nem arz etmektedir. Yarg\u0131tay, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerini ani – s\u00fcrekli edim karma\u015f\u0131\u011f\u0131nda kabul etti\u011finden dolay\u0131 s\u00f6zle\u015fmenin baz\u0131 durumlarda ge\u00e7mi\u015fe etkili (d\u00f6nme), baz\u0131 hallerde ise tmk madde 2 uyar\u0131nca gelece\u011fe etkili olarak sona erece\u011fine karar vermektedir.<\/p>\n\n\n\n

Yarg\u0131tay12<\/sup>, d\u00fcr\u00fcstl\u00fck kural\u0131 gere\u011fi in\u015faat\u0131n %90 ve \u00fczerinde tamamland\u0131\u011f\u0131 hallerde s\u00f6zle\u015fmeden d\u00f6n\u00fclemeyece\u011fi, s\u00f6zle\u015fmenin ancak ileriye etkili olarak feshedilece\u011fini kabul etmektedir. S\u00f6zle\u015fmenin ileriye etkili olarak feshi halinde, y\u00fcklenici in\u015fa etti\u011fi oranda arsa pay\u0131n\u0131n devrini isteyebilecektir.<\/p>\n\n\n\n

Nitekim \u0130lgili Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme Karar\u0131nda 13<\/sup>\u201c\u2026 \u0130stisna s\u00f6zle\u015fmesinin bir t\u00fcr\u00fc olan in\u015faat s\u00f6zle\u015fmelerinde, m\u00fcteahhidin kendi kusuruyla i\u015fi muayyen zamanda bitirmeyerek temerr\u00fcde d\u00fc\u015fmesi nedeniyle s\u00f6zle\u015fmenin i\u015f sahibi taraf\u0131ndan feshi halinde, uyu\u015fmazl\u0131\u011f\u0131n kural olarak Bor\u00e7lar Kanununun 106-108. maddeleri h\u00fck\u00fcmleri \u00e7er\u00e7evesinde \u00e7\u00f6z\u00fcmlenmesi gerekece\u011fine; ancak, olay\u0131n niteli\u011fi ve \u00f6zelli\u011finin hakl\u0131 g\u00f6sterdi\u011fi durumlarda, Medeni Kanunun 2. maddesi h\u00fckm\u00fc g\u00f6zetilerek s\u00f6zle\u015fmenin feshinin ileriye etkili sonu\u00e7 do\u011furaca\u011f\u0131na, birinci ve ikinci toplant\u0131larda 2\/3 \u00e7o\u011funluk sa\u011flanamad\u0131\u011f\u0131ndan, 25.1.1984 g\u00fcnl\u00fc \u00fc\u00e7\u00fcnc\u00fc toplant\u0131da \u00e7o\u011funlukla karar verildi.\u201d <\/em>\u015feklindeki ifadeler ile somut olay\u0131n hakl\u0131 g\u00f6sterdi\u011fi hallerde TMK. m.2\u2019ye dayan\u0131larak s\u00f6zle\u015fmenin ileri etkili feshedilebilece\u011fine kanaat getirilmi\u015ftir.<\/p>\n\n\n\n

Kanaatimce de s\u00f6zle\u015fmenin hukuki niteli\u011fi ani-s\u00fcrekli karma\u015f\u0131\u011f\u0131 \u015feklinde kabul edilerek somut olay\u0131n \u00f6zelli\u011fi ve d\u00fcr\u00fcstl\u00fck kural\u0131 g\u00f6zetilerek, baz\u0131 hallerde ge\u00e7mi\u015fe etkili d\u00f6nme yerine ileriye etkili feshin kabul\u00fc m\u00fcmk\u00fcn olmal\u0131d\u0131r.<\/p>\n\n\n\n

3.Y\u00dcKLEN\u0130C\u0130N\u0130N\/M\u00dcTEAHH\u0130D\u0130N AYIBA KAR\u015eI TEKEFF\u00dcL BORCU VE SONU\u00c7LARI<\/strong><\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinde m\u00fcteahhit, eser s\u00f6zle\u015fmelerine ili\u015fkin TBK m.474-478 maddeleri aras\u0131nda d\u00fczenlenen ay\u0131p sebebiyle sorumluluk \u00e7er\u00e7evesinde sorumludur14<\/sup>.<\/p>\n\n\n\n

Y\u00fcklenicinin ay\u0131ba kar\u015f\u0131 tekeff\u00fcl borcunun do\u011fmas\u0131 i\u00e7in; yap\u0131n\u0131n teslim edilmi\u015f olmas\u0131 ve yap\u0131n\u0131n ay\u0131pl\u0131 olmas\u0131 gerekmektedir.<\/p>\n\n\n\n

Ay\u0131p, teslim edilen eserde s\u00f6zle\u015fmede kararla\u015ft\u0131r\u0131lm\u0131\u015f olan niteliklerin veya s\u00f6zle\u015fmede \u00f6ng\u00f6r\u00fclen tahsis amac\u0131 bak\u0131m\u0131ndan gerekli niteliklerin bulunmamas\u0131 halidir. S\u00f6zle\u015fmede s\u00f6zle\u015fme konusu yap\u0131n\u0131n hangi nitelikleri ta\u015f\u0131yaca\u011f\u0131 hususu belirtilmemi\u015f ise d\u00fcr\u00fcstl\u00fck kural\u0131 ve ticari do\u011fruluk \u00e7er\u00e7evesinde ve gereklili\u011finde, m\u00fcteahhit kullan\u0131lmaya elveri\u015fli ve normal yap\u0131daki bir eserin de\u011ferini ve kalitesini ta\u015f\u0131yan bir in\u015faat yapmakla y\u00fck\u00fcml\u00fcd\u00fcr.<\/p>\n\n\n\n

Ay\u0131b\u0131n varl\u0131\u011f\u0131 halinde i\u015f sahibinin se\u00e7imlik haklar\u0131 tbk madde 475\u2019te; \u201cEserdeki ay\u0131p sebebiyle y\u00fcklenicinin sorumlu oldu\u011fu h\u00e2llerde i\u015fsahibi, a\u015fa\u011f\u0131daki se\u00e7imlik haklardan birini kullanabilir: 1. Eser i\u015fsahibinin kullanamayaca\u011f\u0131 veya hakkaniyet gere\u011fi kabule zorlanamayaca\u011f\u0131 \u00f6l\u00e7\u00fcde ay\u0131pl\u0131 ya da s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayn\u0131 \u00f6l\u00e7\u00fcde ayk\u0131r\u0131 olursa s\u00f6zle\u015fmeden d\u00f6nme. 2. Eseri al\u0131koyup ay\u0131p oran\u0131nda bedelden indirim isteme. 3. A\u015f\u0131r\u0131 bir masraf\u0131 gerektirmedi\u011fi takdirde, b\u00fct\u00fcn masraflar\u0131 y\u00fckleniciye ait olmak \u00fczere, eserin \u00fccretsiz onar\u0131lmas\u0131n\u0131 isteme. \u0130\u015fsahibinin genel h\u00fck\u00fcmlere g\u00f6re tazminat isteme hakk\u0131 sakl\u0131d\u0131r. Eser, i\u015fsahibinin ta\u015f\u0131nmaz\u0131 \u00fczerinde yap\u0131lm\u0131\u015f olup, s\u00f6k\u00fcl\u00fcp kald\u0131r\u0131lmas\u0131 a\u015f\u0131r\u0131 zarar do\u011furacaksa i\u015fsahibi, s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanamaz.\u201d <\/em>\u015feklinde say\u0131lm\u0131\u015ft\u0131r.<\/p>\n\n\n\n

Burada \u00f6nemle belirtmek gerekir ki; arsa sahibinin tazminat talebi hakk\u0131 se\u00e7imlik hak olmay\u0131p, tek ba\u015f\u0131na talebi m\u00fcmk\u00fcn oldu\u011fu gibi se\u00e7imlik haklarla beraber talebi de m\u00fcmk\u00fcnd\u00fcr.<\/p>\n\n\n\n

Kural olarak s\u00f6z konusu se\u00e7imlik haklar\u0131n kullan\u0131lmas\u0131 \u015fekle ba\u011fl\u0131 de\u011filken, TTK madde 18\/3; \u201cTacirler aras\u0131nda, di\u011fer taraf\u0131 temerr\u00fcde d\u00fc\u015f\u00fcrmeye, s\u00f6zle\u015fmeyi feshe, s\u00f6zle\u015fmeden d\u00f6nmeye ili\u015fkin ihbarlar veya ihtarlar noter arac\u0131l\u0131\u011f\u0131yla, taahh\u00fctl\u00fc mektupla, telgrafla veya g\u00fcvenli elektronik imza kullan\u0131larak kay\u0131tl\u0131 elektronik posta sistemi ile yap\u0131l\u0131r.\u201d<\/em> h\u00fckm\u00fc uyar\u0131nca tacirler aras\u0131nda yap\u0131lacak bu i\u015flemlerde \u015fekil \u015fart\u0131 aranmaktad\u0131r.<\/p>\n\n\n\n

Di\u011fer yandan, her iki taraf\u0131n da tacir olmas\u0131 halinde uygulama alan\u0131 bulan TTK madde18\/3 h\u00fckm\u00fc \u00fccretin indirilmesi talebinde uygulanmayacakt\u0131r. Zira, mezkur madde h\u00fckm\u00fcnde \u00fccretin indirilmesi y\u00f6n\u00fcnden a\u00e7\u0131k bir d\u00fczenleme yap\u0131lmam\u0131\u015ft\u0131r15<\/sup>.<\/p>\n\n\n\n

4.TBK MADDE 473 UYGULAMASI VE SONU\u00c7LARI<\/strong><\/p>\n\n\n\n

\u201c\u0130\u015fe Ba\u015flama Ve Y\u00fcr\u00fctme\u201d ba\u015fl\u0131kl\u0131 tbk madde 473;\u201cY\u00fcklenicinin i\u015fe zaman\u0131nda ba\u015flamamas\u0131 veya s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayk\u0131r\u0131 olarak i\u015fi geciktirmesi ya da i\u015fsahibine y\u00fcklenemeyecek bir sebeple ortaya \u00e7\u0131kan gecikme y\u00fcz\u00fcnden b\u00fct\u00fcn tahminlere g\u00f6re y\u00fcklenicinin i\u015fi kararla\u015ft\u0131r\u0131lan zamanda bitiremeyece\u011fi a\u00e7\u0131k\u00e7a anla\u015f\u0131l\u0131rsa, i\u015fsahibi teslim i\u00e7in belirlenen g\u00fcn\u00fc beklemek zorunda olmaks\u0131z\u0131n s\u00f6zle\u015fmeden d\u00f6nebilir.\u201d <\/em>d\u00fczenlemesine haizdir.<\/p>\n\n\n\n

H\u00fckm\u00fcn amac\u0131 i\u015f sahibine; ileride zaten bor\u00e7lu temerr\u00fcd\u00fcne d\u00fc\u015fece\u011fi \u00f6ng\u00f6r\u00fclebilen y\u00fckleniciye kar\u015f\u0131, teslim s\u00fcresi dolmadan, hen\u00fcz icra a\u015famas\u0131nda s\u00f6zle\u015fmeden d\u00f6nme imk\u00e2n\u0131 sa\u011flamakt\u0131r. Arsa sahibinin vadeyi beklenmeksizin tbk madde 473 h\u00fckm\u00fc uyar\u0131nca s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilmesi i\u00e7in; edimin ifas\u0131 m\u00fcmk\u00fcn olmal\u0131, b\u00fct\u00fcn tahminlere g\u00f6re y\u00fcklenicinin i\u015fi kararla\u015ft\u0131r\u0131lan zamanda bitiremeyece\u011fi a\u00e7\u0131k\u00e7a anla\u015f\u0131lmal\u0131 ve y\u00fcklenicinin i\u015fe zaman\u0131nda ba\u015flamamas\u0131 veya s\u00f6zle\u015fme h\u00fck\u00fcmlerine ayk\u0131r\u0131 olarak i\u015fi geciktirmesi gerekmektedir. Buna ek olarak; i\u015fsahibinin s\u00f6zle\u015fmeden d\u00f6nme hakk\u0131n\u0131 kullanabilmesi i\u00e7in kendisinden kaynaklanmayan bir sebeple gecikmenin olmas\u0131 gerekmektedir.<\/p>\n\n\n\n

Yarg\u0131tay 23. Hukuk Dairesi\u2019nin 2015\/3890 E. 2017\/1616 K. Say\u0131l\u0131 ve 30.05.2017 tarihli karar\u0131nda yap\u0131n\u0131n zaman\u0131nda teslimi beklenmeksizin s\u00f6zle\u015fmeden d\u00f6n\u00fclebilece\u011fi \u015fu \u015fekilde ifade edilmi\u015ftir; \u201cMahkemece, iddia, savunma, dosya kapsam\u0131 ve benimsenen bilirki\u015fi raporuna g\u00f6re; taraflar aras\u0131ndaki s\u00f6zle\u015fmede belirlenen s\u00fcrede ruhsat al\u0131nmad\u0131\u011f\u0131, sat\u0131n alma ve tevhid i\u015flemlerinin ger\u00e7ekle\u015ftirilmedi\u011fi, makul s\u00fcre i\u00e7erisinde imar \u015fartlar\u0131na uygun projeyi tasdik ettirerek ruhsat alma y\u00fck\u00fcml\u00fcl\u00fc\u011f\u00fcn\u00fcn daval\u0131 y\u00fcklenici de oldu\u011fu, y\u00fcklenicinin edimlerini yerine getirmedi\u011fi, davac\u0131 arsa sahiplerinin TBK’n\u0131n 98 ve devam\u0131, 473 ve devam\u0131 maddeleri gere\u011fince s\u00f6zle\u015fmeden d\u00f6nmeyi isteme haklar\u0131n\u0131n bulundu\u011fu gerek\u00e7esiyle, davan\u0131n kabul\u00fc ile s\u00f6zle\u015fmenin feshine karar verilmi\u015ftir.\u201d<\/em>Yine Yarg\u0131tay 15. Hukuk Dairesi\u2019nin 2007\/161 E. 2007\/3059 K. say\u0131l\u0131 ve 07.05.2007 tarihli karar\u0131 da bu y\u00f6ndedir16<\/sup>.<\/p>\n\n\n\n

SONU\u00c7<\/strong><\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; artan n\u00fcfus sonucu, \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde \u00e7arp\u0131k kentle\u015fmenin artmas\u0131 ile arsa sahiplerinin yeni ve dayanakl\u0131 yap\u0131lara olan ihtiyac\u0131n\u0131n artmas\u0131 ve buna kar\u015f\u0131l\u0131k m\u00fcteahhitlerin ise in\u015faat yapacak arsaya olan ihtiya\u00e7lar\u0131 sonucu s\u0131kl\u0131kla tercih edilen ve uygulamas\u0131 olduk\u00e7a artan s\u00f6zle\u015fme haline gelmi\u015ftir. Ancak s\u00f6zle\u015fmenin \u00f6zelli\u011fi ve niteli\u011fi, bir\u00e7ok hukuki sorunu da beraberinde getirmi\u015ftir. \u00c7al\u0131\u015fmam\u0131z s\u00f6zle\u015fmenin tanzimi ard\u0131ndan ortaya \u00e7\u0131kabilecek problemleri ve problemler sonucu u\u011fran\u0131lacak zararlar\u0131 en aza indirebilmek ad\u0131na ortaya konmu\u015ftur.<\/p>\n\n\n\n

Arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; y\u00fcklenicinin finans\u0131 kendisi taraf\u0131ndan sa\u011flanarak arsa malikinin arsas\u0131 \u00fczerine bina yap\u0131m i\u015fini \u00fcstlendi\u011fi, arsa malikinin ise bedel olarak binadaki bir k\u0131s\u0131m ba\u011f\u0131ms\u0131z b\u00f6l\u00fcm m\u00fclkiyetini y\u00fckleniciye ge\u00e7irmeyi vaat etti\u011fi s\u00f6zle\u015fmelerdir. Kanunda d\u00fczenlenmemi\u015f olan arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesi; eser s\u00f6zle\u015fmesi ve gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesinin birle\u015fiminden meydana gelen, her iki tarafa da bor\u00e7 y\u00fckleyen, \u00e7ift tipli karma bir s\u00f6zle\u015fmedir. S\u00f6zle\u015fme atipik olmas\u0131na kar\u015f\u0131n s\u00f6zle\u015fmenin \u015ferhi T\u00fcrk Medeni Kanununun 1009. maddesinde d\u00fczenlenmi\u015ftir. S\u00f6zle\u015fme gayrimenkul sat\u0131\u015f vaadi s\u00f6zle\u015fmesini b\u00fcnyesinde bar\u0131nd\u0131rd\u0131\u011f\u0131ndan noterde d\u00fczenleme \u015feklinde yap\u0131lmas\u0131 zorunludur. \u015eekil \u015fart\u0131na uyulmamas\u0131 halinde s\u00f6zle\u015fme her ne kadar ge\u00e7ersiz olacak ise de Yarg\u0131tay d\u00fcr\u00fcstl\u00fck kural\u0131 gere\u011fi \u015fekil \u015fart\u0131na uymayan s\u00f6zle\u015fmeleri somut olay uyar\u0131nca de\u011ferlendirerek ge\u00e7erli kabul edebilmektedir.<\/p>\n\n\n\n

S\u00f6zle\u015fmenin ani edimli mi, yoksa s\u00fcrekli edimli mi oldu\u011funun tespiti ise s\u00f6zle\u015fmenin niteli\u011finin belirlenmesinin yan\u0131 s\u0131ra, s\u00f6zle\u015fmenin d\u00f6nme yolu ile geriye etkili mi, yoksa fesih \u015feklinde ileriye etkili mi sona erece\u011fi noktas\u0131nda da b\u00fcy\u00fck \u00f6nem ta\u015f\u0131maktad\u0131r. Bu hususta Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulu\u2019nun 30.09.1988 tarih, 1987\/2 E. – 1988\/2 K. say\u0131l\u0131 karar\u0131 ile arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerinin ani- s\u00fcrekli edimli karma\u015f\u0131\u011f\u0131nda oldu\u011fu y\u00f6n\u00fcnde kanaat getirilmi\u015ftir. Bu husus doktrinde her ne kadar tart\u0131\u015fmal\u0131 olsa dahi; Yarg\u0131tay, arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmelerini ani – s\u00fcrekli edim karma\u015f\u0131\u011f\u0131nda kabul etti\u011finden dolay\u0131 s\u00f6zle\u015fmenin baz\u0131 durumlarda ge\u00e7mi\u015fe etkili (d\u00f6nme), baz\u0131 hallerde ise tmk madde 2 uyar\u0131nca gelece\u011fe etkili olarak sona erece\u011fine karar vermektedir. \u00c7al\u0131\u015fmam\u0131zda da bu g\u00f6r\u00fc\u015f benimsenmi\u015ftir.<\/p>\n\n\n\n

Yine \u00e7al\u0131\u015fmam\u0131zda taraflar\u0131n y\u00fck\u00fcml\u00fcl\u00fckleri incelenmi\u015f ve y\u00fck\u00fcml\u00fcl\u00fcklerin tam, zaman\u0131nda ve gere\u011fi gibi yerine getirilmemi\u015f olmas\u0131na ba\u011flanan sonu\u00e7lar irdelenmi\u015ftir. Uygulamada da s\u0131kl\u0131kla kar\u015f\u0131la\u015f\u0131lan y\u00fcklenicinin temerr\u00fcd\u00fc halinde d\u00f6nme ve feshin Yarg\u0131tay kararlar\u0131na nas\u0131l yans\u0131d\u0131\u011f\u0131 incelenmi\u015ftir. \u00c7al\u0131\u015fmam\u0131zda bu hususta Yarg\u0131tay B\u00fcy\u00fck Genel Kurul, T. 25.01.1984, E.1983\/3, K.1984\/1 say\u0131l\u0131 karar\u0131 benimsenerek; s\u00f6zle\u015fmenin hukuki niteli\u011fi ani-s\u00fcrekli karma\u015f\u0131\u011f\u0131 \u015feklinde kabul edilerek somut olay\u0131n \u00f6zelli\u011fi ve d\u00fcr\u00fcstl\u00fck kural\u0131 uyar\u0131nca, baz\u0131 hallerde ge\u00e7mi\u015fe etkili d\u00f6nme yerine ileriye etkili feshin kabul\u00fc gerekti\u011fi vurgulanm\u0131\u015ft\u0131r.<\/p>\n\n\n\n

KAYNAK\u00c7A<\/strong><\/p>\n\n\n\n

1 <\/sup>HGK, E. 2014\/724, K. 2016\/168, T. 24.2.2016, www.lexpera.com, Eri\u015fim Tarihi: 21.04.2020.<\/p>\n\n\n\n

2 <\/sup>HGK, E. 2012\/592, K. 2013\/65, T.16.1.2013, www.lexpera.com, Eri\u015fim Tarihi: 21.04.2020.<\/p>\n\n\n\n

3 <\/sup>\u00d6ZMEN E. S. \/ KARAMAN T. A.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMELER\u0130 KONUSUNDA UYGULAMA HATALARI\u201d, \u0130stanbul Barosu Dergisi, Cilt 87, Say\u0131 1, 2013, Syf. 4.<\/p>\n\n\n\n

4<\/sup> Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulu E. 983\/3, K. 984\/1,  T. 25.1.1984  karar\u0131; \u201c\u0130\u015f g\u00f6rme s\u00f6zle\u015fmeleri aras\u0131nda yer alan istisna s\u00f6zle\u015fmesi genel olarak “ani edimli” s\u00f6zle\u015fmeler grubunda m\u00fctalaa edilmekte ise de, istisna s\u00f6zle\u015fmesinin bir t\u00fcr\u00fc olan in\u015faat s\u00f6zle\u015fmelerinde; m\u00fcteahhidin ( eme\u011fe ve masrafa dayanan ) edim borcunun genellikle uzun bir zaman s\u00fcreci i\u00e7inde yay\u0131lm\u0131\u015f olmas\u0131ndan dolay\u0131 ve edim borcunun bu \u00f6zelli\u011fi y\u00f6n\u00fcnden, s\u00fcrekli bor\u00e7 ili\u015fkilerine \u00f6zg\u00fc kurallar\u0131n da g\u00f6zetilmesi gerekir. Kanunda da, istisna s\u00f6zle\u015fmeleri d\u00fczenlenirken, s\u00fcrekli bor\u00e7 ili\u015fkilerine \u00f6zg\u00fc kurallara yer verildi\u011fi g\u00f6r\u00fclmektedir. O halde, Hukuk Genel Kurulu karar\u0131nda da a\u00e7\u0131k\u00e7a belirtildi\u011fi gibi, in\u015faat s\u00f6zle\u015fmeleri “ge\u00e7ici – s\u00fcrekli karma\u015f\u0131\u011f\u0131” bir \u00f6zellik ta\u015f\u0131maktad\u0131r.\u201d<\/em><\/p>\n\n\n\n

5<\/sup> DO\u011eAN B.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130NDE Y\u00dcKLEN\u0130C\u0130N\u0130N TEMERR\u00dcD\u00dcN\u00dcN SONU\u00c7LARI\u201d, Marmara \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, \u0130stanbul, 2019, Syf.17.<\/p>\n\n\n\n

6<\/sup>Y. 23. HD, E. 2013\/1829, K. 2013\/3285, T. 17.05.2013, www.lexpera.com, Eri\u015fim Tarihi: 21.04.2020:  \u201c\u015eekil zorunlulu\u011funun birinci istisnas\u0131; \u201cs\u00f6zle\u015fme adi yaz\u0131l\u0131 \u015fekilde olsa bile, y\u00fcklenici edimini (bina meydana getirme borcunu) tamamen veya reddolunmayacak oranda yerine getirmi\u015fse, arsa sahibi art\u0131k bu s\u00f6zle\u015fmenin ge\u00e7ersizli\u011fini ileri s\u00fcremez\u201d kural\u0131d\u0131r. Zira b\u00f6yle bir davran\u0131\u015f, TMK\u2019n\u0131n 2.maddesinde tan\u0131mlanan \u201cBir hakk\u0131n a\u00e7\u0131k\u00e7a k\u00f6t\u00fcye kullan\u0131lmas\u0131n\u0131 hukuk d\u00fczeni korumaz\u201d kural\u0131na ayk\u0131r\u0131 d\u00fc\u015fer.<\/em><\/p>\n\n\n\n

\u0130kinci istisnas\u0131 ise; \u201cs\u00f6zle\u015fmeyle y\u00fckleniciye bedel olarak verilmesi kararla\u015ft\u0131r\u0131lan ta\u015f\u0131nmaz\u0131n devrine ili\u015fkin y\u00fck\u00fcm, ta\u015f\u0131nmaz tapuda y\u00fckleniciye devredilerek ger\u00e7ekle\u015fmi\u015fse, ba\u015flang\u0131\u00e7ta ge\u00e7ersiz olan s\u00f6zle\u015fmenin ge\u00e7erli hale gelmesidir.\u201d Zira karma nitelikteki s\u00f6zle\u015fmenin di\u011fer k\u0131sm\u0131, yani \u201cin\u015faat s\u00f6zle\u015fmesi\u201d, zaten bi\u00e7im ko\u015fuluna ba\u011fl\u0131 de\u011fildir.<\/em><\/p>\n\n\n\n

Gerek, edimlerin kar\u015f\u0131l\u0131kl\u0131 olarak t\u00fcm\u00fcyle veya \u00f6nemli oranda yerine getirilmesi ve gerekse \u015fekil ko\u015fuluna uyulmadan yap\u0131lan s\u00f6zle\u015fmeye ra\u011fmen, arsa pay\u0131n\u0131n tapuda y\u00fckleniciye ge\u00e7irilmesi halinde \u015fekil eksikli\u011finin ileri s\u00fcr\u00fclmemesi kural\u0131, dayana\u011f\u0131n\u0131 Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme B\u00fcy\u00fck Genel Kurulu\u2019nun 30.09.1988 tarih, 1987\/2 E. – 1988\/2 K. say\u0131l\u0131 karar\u0131n\u0131n gerek\u00e7esinden almaktad\u0131r.\u201d<\/em><\/p>\n\n\n\n

7<\/sup>TEKDEM\u0130R F.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130NDE M\u00dcTEAHH\u0130D\u0130N TEMERR\u00dcD\u00dc VE SONU\u00c7LARI\u201d, Kadir Has \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, \u0130stanbul, \u015eubat, 2018, Syf. 19 Aktarmas\u0131yla; Ayan, Serkan, s. 301; Kurt, s. 424.<\/p>\n\n\n\n

8<\/sup> DO\u011eAN B.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130NDE Y\u00dcKLEN\u0130C\u0130N\u0130N TEMERR\u00dcD\u00dcN\u00dcN SONU\u00c7LARI\u201d, Marmara \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, \u0130stanbul, 2019, Syf. 25.<\/p>\n\n\n\n

9<\/sup> ESK\u0130YAPAN N.A.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130 H\u00dcK\u00dcMLER\u0130\u201d, Ba\u015fkent \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, Ankara, 2020, Syf. 61 Atf\u0131 ile ERMAN, s. 61 \u2013 62; KIRKBE\u015eO\u011eLU, s. 50 \u2013 51; K\u00d6KSAL\/M\u00dcM\u0130NO\u011eLU G\u00dcNER\u0130, s. 244.<\/p>\n\n\n\n

10 <\/sup>SABUNCU B.; \u201cKAT KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMELER\u0130NDE M\u00dcTEAHH\u0130D\u0130N ARSA SAH\u0130B\u0130 ve \u00dc\u00c7\u00dcNC\u00dc K\u0130\u015e\u0130LER KA\u015eISINDAK\u0130 DURUMU\u201d,  \u00c7ankaya \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, Ankara, 2012, Syf. 111.<\/p>\n\n\n\n

11<\/sup> YHGK, 27.5.2009, E.2009\/125, K. 2009\/221<\/p>\n\n\n\n

12 <\/sup>Y. 23. HD, T. 11.06.2013, E. 2013\/4203, K. 2013\/3983: \u201cdaval\u0131n\u0131n yapt\u0131\u011f\u0131 in\u015faat seviyesi belirlenip, 25.01.1984 tarih ve 3\/1 say\u0131l\u0131 Yarg\u0131tay \u0130\u00e7tihad\u0131 Birle\u015ftirme Karar\u0131 uyar\u0131nca somut olay\u0131n niteli\u011fi ve \u00f6zelli\u011finin hakl\u0131 g\u00f6sterdi\u011fi durumlarda TMK’n\u0131n 2. maddesi h\u00fckm\u00fc g\u00f6zetilmek kayd\u0131yla gerek 15 HD’nin ve Dairemiz’in gerekse Yarg\u0131tay Hukuk Genel Kurulu’nun kararlar\u0131nda in\u015faat\u0131n tamamlanma seviyesi % 90 ve \u00fczeri oran\u0131na ula\u015fmas\u0131 ve ayr\u0131ca kalan eksik i\u015flerin s\u00f6zle\u015fmede ama\u00e7lanan kullan\u0131ma engel olu\u015fturmad\u0131\u011f\u0131n\u0131n belirlenmesi halinde ileriye etkili fesih ko\u015fullar\u0131n\u0131n ger\u00e7ekle\u015fti\u011fi g\u00f6zetilmeli, bu ko\u015fullar\u0131n ger\u00e7ekle\u015fmemesi halinde s\u00f6zle\u015fmenin geriye etkili fesih ko\u015fullar\u0131n\u0131n olu\u015ftu\u011fu sonucuna var\u0131lmal\u0131<\/em>\u201d<\/p>\n\n\n\n

13<\/sup> Yarg\u0131tay B\u00fcy\u00fck Genel Kurul, T. 25.01.1984, E.1983\/3, K.1984\/1 say\u0131l\u0131 karar\u0131<\/p>\n\n\n\n

14 <\/sup>T\u00dcRE T.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130N\u0130N KURULMASI\u201d, \u0130stanbul \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, \u0130stanbul, 2020, Syf. 89.<\/p>\n\n\n\n

15<\/sup> CENG\u0130Z H.; \u201cARSA PAYI KAR\u015eILI\u011eI \u0130N\u015eAAT S\u00d6ZLE\u015eMES\u0130NDE ARSA SAH\u0130B\u0130N\u0130N AYIBA KAR\u015eI TEKEFF\u00dcLDEN DO\u011eAN HAKLARI\u201d, Kadir Has \u00dcniversitesi Sosyal Bilimler Enstit\u00fcs\u00fc \u00d6zel Hukuk Anabilim Dal\u0131, Y\u00fcksek Lisans Tezi, \u0130stanbul, 2020, Syf. 76.<\/p>\n\n\n\n

16 <\/sup>Yarg\u0131tay 15. HD T. 07.05.2007, E. 2007\/161, K. 2007\/3059 say\u0131l\u0131 karar\u0131:\u201cTaraflar aras\u0131ndaki 23.09.1997 g\u00fcnl\u00fc kat kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmesine g\u00f6re yap\u0131lacak olan A, B, C, D ve E bloklar\u0131n teslim tarihi 31.12.1999’dur.<\/em><\/p>\n\n\n\n

\u0130\u015fin tesliminden 4 ay kadar \u00f6nce meydana gelen b\u00fcy\u00fck deprem nedeniyle in\u015faat yasa\u011f\u0131 getirildi\u011fi ve bu yasa\u011f\u0131n 22.03.2001 tarihinde kalkt\u0131\u011f\u0131 dosya i\u00e7eri\u011finden anla\u015f\u0131lmaktad\u0131r.<\/em><\/p>\n\n\n\n

Ne var ki, gerek in\u015faat\u0131n teslimine 4 ay kala meydana gelen deprem ve gerek 26.01.2001 dava tarihi itibariyle (A) blokun sadece hafriyat\u0131n\u0131n yap\u0131l\u0131p temelinin d\u00f6k\u00fcld\u00fc\u011f\u00fc, (E) blokun ise sadece hafriyat\u0131n\u0131n yap\u0131ld\u0131\u011f\u0131, (B) blokun da temelinin at\u0131larak perdelerinin d\u00f6k\u00fcld\u00fc\u011f\u00fc ve bodrum tavan kal\u0131b\u0131n\u0131n yap\u0131ld\u0131\u011f\u0131 tespit edilmi\u015ftir. \u00dcstelik, daval\u0131 y\u00fcklenici de, in\u015faat\u0131 bu haliyle b\u0131rak\u0131p, in\u015faat mahallini terk etmi\u015ftir.<\/em><\/p>\n\n\n\n

\u0130n\u015faat\u0131n deprem olmasa dahi kalan s\u00fcrede tesliminin yap\u0131lamayaca\u011f\u0131 a\u015fikar oldu\u011funa ve y\u00fcklenici de in\u015faat\u0131 terk etti\u011fine g\u00f6re, BK’n\u0131n 358\/1. maddesi uyar\u0131nca, davac\u0131 arsa sahiplerinin vadeden \u00f6nce dahi s\u00f6zle\u015fmeden d\u00f6nme haklar\u0131n\u0131n do\u011fdu\u011fu da g\u00f6z\u00f6n\u00fcne al\u0131nd\u0131\u011f\u0131nda, davan\u0131n kabul\u00fcne karar verilmesi gerekirken, reddi do\u011fru olmam\u0131\u015f, karar\u0131n bu nedenle bozulmas\u0131 gerekmi\u015ftir.Temyiz olunan h\u00fckm\u00fcn yukar\u0131da a\u00e7\u0131klanan nedenlerle temyiz eden davac\u0131lar yarar\u0131na (BOZULMASINA), \u00f6dedi\u011fi temyiz pe\u015fin harc\u0131n\u0131n istek halinde temyiz eden davac\u0131lara geri verilmesine, 07.05.2007 g\u00fcn\u00fcnde oybirli\u011fiyle karar verildi.\u201d<\/em><\/ins><\/p>\n","protected":false},"excerpt":{"rendered":"G\u0130R\u0130\u015e G\u00fcn\u00fcm\u00fczde ya\u015fanan h\u0131zl\u0131 n\u00fcfus art\u0131\u015f\u0131, b\u00fcy\u00fck \u015fehirlerde ya\u015fanan \u00e7arp\u0131k kentle\u015fme ve \u00fclkemizin deprem b\u00f6lgesinde yer almas\u0131 sonucu kentsel d\u00f6n\u00fc\u015f\u00fcme verilen \u00f6nem neticesinde arsa sahipleri yeni ve kentsel d\u00f6n\u00fc\u015f\u00fcme uygun yap\u0131lara ihtiya\u00e7 duymu\u015f, buna kar\u015f\u0131l\u0131k ise \u00f6zellikle b\u00fcy\u00fck \u015fehirlerde in\u015faat yapmak isteyen m\u00fcteahhitlerin arsa bulmakta zorlanmalar\u0131 sonucu arsa pay\u0131 kar\u015f\u0131l\u0131\u011f\u0131 in\u015faat s\u00f6zle\u015fmeleri ortaya \u00e7\u0131karak yayg\u0131nla\u015fm\u0131\u015ft\u0131r. ","protected":false},"author":1,"featured_media":168,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[27],"tags":[],"class_list":["post-177","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-haberler"],"_links":{"self":[{"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/posts\/177","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/comments?post=177"}],"version-history":[{"count":4,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/posts\/177\/revisions"}],"predecessor-version":[{"id":755,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/posts\/177\/revisions\/755"}],"wp:attachment":[{"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/media?parent=177"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/categories?post=177"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/truvacozuminsaat.com.tr\/abhukuk\/wp-json\/wp\/v2\/tags?post=177"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}