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The Role of the Auditor in Residential Complexes in Turkey: Independence, Transparency and Protecting Owners’ Interests

In Turkish residential complexes, one of the most important yet often misunderstood figures is the auditor (denetçi). The auditor’s function goes far beyond simple formal control. Their mission is to ensure transparency and protect the interests of all property owners.

Independence – the foundation of the auditor’s role

The most essential feature of the auditor is full independence from both the management company and the Board of Directors.

The auditor:

is not subordinate to the Board,

is not required to “report” to any board member,

does not follow instructions from the management company,

does not make financial decisions.

The auditor’s responsibilities are based on independent review, designed to prevent misuse, violations or conflicts of interest from any side.

Not a representative, but a controller

The auditor is not part of the executive authority of the complex and does not manage operations. The auditor does not make decisions or issue directives.

However, the auditor has the full right to:

analyze financial activity,

identify irregularities,

inform property owners,

voice concerns,

present conclusions.

Property owners are the ultimate beneficiaries of the auditor’s work.

Informing owners is legally legitimate

A common misconception is that the auditor must “report only to the Board.” This is incorrect.

The auditor:

must remain independent,

is not a subordinate of the Board,

and is allowed to inform all property owners directly.

Otherwise, the idea of an independent audit loses its meaning and transparency becomes impossible.

Transparency is the key instrument

The auditor helps owners understand:

the financial situation of the complex,

where money goes,

which decisions are being made,

if there is a deficit,

whether there are risks.

When numbers are visible to everyone, manipulation and confusion disappear, and the community works more efficiently.

Voluntary work

In most cases, the auditor performs this role:

voluntarily,

without salary,

in the interest of the community.

This further reinforces the auditor’s independence and lack of financial interest.

Oversight, not management

The auditor does not replace the Board, does not manage the complex, and does not handle funds.
The function is oversight, not governance.

The Board makes decisions.
The management company executes them.
The auditor controls.

Conclusion

The auditor is a crucial element in protecting property owners.
They ensure:

transparency,

independent oversight,

prevention of misuse,

trust inside the community.

Therefore, the role of the auditor is not a formality but a guarantee that the interests of the residents come before the interests of individual groups.

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