Compulsory Earthquake Insurance in Turkey—DASK (Doğal Afet Sigortaları Kurumu)—is a state-backed scheme that every residential property owner must maintain, and it is not optional. In practice, an active DASK policy is requested at critical points of the real-estate lifecycle: title deed transfers (TAPU), many mortgage closings, and practical utilities connections (electricity, water, natural gas)—without it, transactions and connections can stall; practice may vary by province/utility/bank and year. For foreign homeowners, this requirement often appears for the first time at closing or during move-in, and confusion arises because DASK covers structural damage to the dwelling but does not insure household contents. This guide explains what DASK is and is not, when it is legally required, how to obtain and renew it annually, and how to align it with broader risk planning such as due diligence and comprehensive home policies. We also walk through document expectations for non-citizens (tax ID, accurate TAPU data, address standards), privacy (KVKK) in insurance processes, and simple closing checklists to verify the policy number before you release funds via escrow. If you need a structured path from offer to utilities, a coordinated team at a reputable law firm in Istanbul working with an experienced English speaking lawyer in Turkey will keep timelines tight and paperwork consistent.
Because earthquakes are a persistent nationwide risk, DASK functions as a public-interest safety net that standardizes baseline coverage for residential structures. It is legally distinct from—and complementary to—private “home contents” or comprehensive home insurance, which protect furniture, electronics, and other belongings that DASK expressly excludes. Mortgage lenders typically require an active policy at drawdown and renewal during the life of the loan, utilities providers ask for the DASK number (policy no) for new or updated subscriptions (abonelik), and title offices expect a current policy to be on file for certain transactions; practice may vary by province/utility/bank and year. The practical takeaway is simple: build DASK into your closing timeline and your annual renewals calendar. If you are purchasing in Istanbul or other seismically active provinces, link your DASK plan to a broader engineering and legal review—see our notes on real-estate due diligence for foreigners—so insurance and risk reduction work together under one plan managed by a diligent Turkish Law Firm.
Finally, clarity on roles helps avoid delays. Policies are underwritten and serviced by licensed insurers and their agents, but the program parameters are set by the DASK system, and data inputs (address, parcel, building type) must match your TAPU (title deed) exactly. Foreign buyers should obtain a Turkish tax ID prior to closing and keep a precise copy of the TAPU page with parcel and independent unit identifiers; translation accuracy matters for utilities and banking—see our guide to legal translation services in Turkey. If you are new to the market, assemble a closing file that also covers TAPU checks—see title-deed verification—and escrow mechanics—see escrow accounts—so that your DASK number, title data, and payments all reconcile before you take possession. For coordinated execution led by an ethical lawyer in Turkey and supported by responsive Turkish lawyers, align insurance, registry, and utilities steps on a single timeline.
What Is DASK and Why It Exists (State-Backed Compulsory Scheme)
DASK is Turkey’s compulsory earthquake insurance scheme designed to spread seismic risk and to fund structural repair or reconstruction after covered earthquakes and related perils. It operates through private insurers that issue standardized policies under the DASK framework, with premiums and limits determined by factors such as location, construction type, and building characteristics; amounts and factors change over time, so we avoid quoting figures—practice may vary by province/utility/bank and year. The aim is to ensure every dwelling unit carries a baseline structural cover so essential repairs do not depend solely on private savings or ad-hoc aid. For foreign owners, the scheme is not a “foreigner-only” burden—locals must comply as well—and the requirement attaches to the dwelling, not citizenship.
In policy terms, DASK addresses direct physical damage to the building’s main structural components caused by earthquake, including resulting fire, explosion, landslide, and tsunami as specifically defined in the program. The policy is standardized and does not morph into an “all risks” contract, which is why homeowners often pair DASK with an optional home contents or comprehensive home policy for furniture and personal belongings. Understanding this structural focus prevents disappointment during claims and informs how you layer private insurance over the compulsory core. A methodical Istanbul Law Firm will help you document the split so claims are routed to the correct carrier with the right evidence.
Legally, DASK’s compulsory nature is why it appears at multiple administrative touchpoints: registry desks, lenders, and utilities counters. Systems often validate a policy number electronically; if data does not match your TAPU, you may be sent back to your insurer for correction. To avoid loops, confirm that the address format, block/parcel, and independent unit (kat/daire) entries on your policy mirror the TAPU and municipal records precisely. If you are purchasing remotely or on a fast timetable, empower counsel to review the draft policy before closing and to ensure the DASK number is recorded in the closing file. This discipline—common among clients of a careful law firm in Istanbul—reduces post-closing friction.
When DASK Is Legally Required: Title Transfers, Mortgages and Utilities
Practically, you will encounter DASK at three points: during title transfer (TAPU), when drawing down or renewing a mortgage, and when initiating or transferring utilities (electricity, water, natural gas) for the property. Title officers may require a current policy before processing certain transfers; banks typically condition disbursement and covenants on maintaining an active policy; and utilities customer service desks request the DASK policy number (and sometimes a copy) before opening accounts or updating subscribers; practice may vary by province/utility/bank and year. If you plan to take possession and activate services immediately after signing, arrange the policy in advance so subscriptions proceed without delay.
In mortgage scenarios, lenders often build DASK into the closing checklist alongside valuation and lien steps. It is common for banks to require proof of policy renewal annually as part of the loan’s ongoing covenants, and some institutions arrange auto-renewal through partner insurers; verify the mechanism rather than assuming. For cash purchases, the legal obligation remains: the absence of a lender does not waive the DASK requirement at utilities or for administrative checks. Buyers from low-seismic regions should recalibrate expectations; in Turkey, the baseline expectation is an up-to-date DASK for residential units.
Synchronize DASK with your closing calendar. Because utilities offices sometimes require a DASK that lists the new owner’s data, coordinate sequencing: obtain a preliminary policy in the seller’s name (where needed for the deed day) and then endorse/update after transfer, or—preferably—issue the policy effective as of transfer with your ownership data if timelines allow. Your counsel can speak with the notary, title officer, insurer, and utility in advance to confirm the local desk’s preference—practice may vary by province/utility/bank and year. This sequencing, implemented by a proactive Turkish Law Firm, saves days of back-and-forth.
What DASK Covers vs What It Does Not (Structure vs Contents)
Coverage focuses on structural elements—load-bearing walls, columns, beams, floors, roofs, staircases, and common structural components of apartment blocks—when damage is directly caused by an earthquake or covered ensuing perils. This helps restore habitability and core safety standards but does not extend to furniture, appliances, electronics, artwork, or personal belongings. Nor does it typically cover landscaping, boundary walls, pools, or outbuildings that are not part of the insured residential structure. Understanding these boundaries prevents disappointment and directs you to the right complementary policy for contents or special structures. An experienced lawyer in Turkey can translate your TAPU and building layout into an insurance map so nothing important is left uninsured.
Exclusions also commonly touch on pre-existing damage, defective construction outside the scope of an insured event, and purely cosmetic repairs not linked to structural impairment. Policy language evolves, and claim handling is evidence-driven, which is why photographs and engineering reports matter. After an event, adjusters will look for a causal link to the earthquake and will expect to see before/after documentation where available. If your building is older or you are buying off-plan, integrate engineering diligence into acquisition decisions—see due diligence—so you understand baseline condition before you rely on coverage.
To cover what DASK does not, owners typically add a private contents or comprehensive home policy. These optional policies can insure furniture and personal property, liability, and loss-of-use/alternative accommodation; terms vary across carriers and years, and we avoid citing fixed premiums. The practical approach is to treat DASK as the structural floor and private cover as the flexible layer on top. Counsel familiar with lender expectations, utilities practices, and cross-border client needs—hallmarks of a seasoned Turkish Law Firm staffed by pragmatic Turkish lawyers—can assemble a package that satisfies both legal requirements and family risk tolerance.
How to Obtain a Policy (At Closing or via Insurers): Documents & Steps
You can obtain DASK through licensed insurers and their agents, and many buyers arrange issuance at or just before closing so that the policy number is available for the TAPU appointment and immediate utilities subscriptions. The agent will request standardized data points (see the next section), calculate the premium under the DASK framework, and issue the policy digitally; keep both PDF and printed copies. If you are abroad, issuance can still proceed via email and remote payment, but ensure that names and addresses match your TAPU exactly and that the start date aligns with your transfer timing. Where banks are involved, ask whether they require their partner carrier or accept any valid DASK policy—practice may vary by bank and year.
At closing, build DASK into your document stack alongside title checks and payment sequencing. If escrow is used, make policy issuance a condition in the escrow instructions so funds are released only after the policy number is confirmed—see escrow accounts. For title hygiene, confirm the policy shows the same independent section and parcel references as the TAPU; see title-deed verification for how to read those fields. If documents are non-Turkish (names with diacritics, corporate names), sworn translations keep utilities and banking desks aligned—see translation standards. A coordinated Istanbul Law Firm will rehearse the file the day before TAPU to avoid desk-level surprises.
After issuance, create a renewals reminder for the same day each year and share it with your property manager or family member who handles bills. If ownership or address data changes (e.g., after marriage or corporate restructuring), request an endorsement so policy data matches the land registry and utility accounts. Where tenants occupy the unit, clarify who maintains the policy, how reimbursement is handled, and how access for adjusters will be granted after an event. Good paperwork habits—taught by a meticulous English speaking lawyer in Turkey—pay dividends under stress.
Information You Must Provide: TAPU, Address, Building Age/Type
Expect to provide: the property’s full address in the standardized municipal format; the block/parcel (ada/parsel) and independent unit references from the TAPU (title deed); the building’s construction type (e.g., reinforced concrete) and number of floors; the year of construction/occupancy permit (iskan), if known; and the owner’s identity details (passport; Turkish tax ID). Accurate data is not bureaucratic trivia—DASK pricing and limits rely on it, and utilities desks use it to validate your policy number. If you are unsure about building age or type, your appraisal and due-diligence set should list them—see due diligence—and your agent can align records accordingly.
Names and transliteration matter. Ensure that the owner’s name on the policy matches the TAPU, bank, and utility records exactly (token order, diacritics, capitalization). Foreign corporate owners should provide their Turkish tax number and the authorized signatory details as they appear in Turkish records. If you purchased jointly, confirm whether both names must appear, and verify with your bank if a mortgage is involved—practice may vary by bank and year. Sworn translations help avoid mismatches at subscriber desks and during claims—see translation guidance.
Finally, create a simple “property data sheet” that you store with your policy PDF: TAPU scan, municipal address string, building data, policy number and insurer contact, utilities account numbers, and the renewals date. If you are also managing residence-permit filings, note that address registration (ikametgâh) must be consistent across records—see our primer on residence permits—and changes in residence may have tax-residency implications that ripple into insurance communications—see tax residency for foreigners. Counsel at a responsive law firm in Istanbul can keep these strands synchronized so one update does not break three systems.
Annual Renewal and Lapse Risks (Service Interruptions, Fines, Mortgage Covenants)
DASK is an annual policy. If you allow it to lapse, you risk more than reduced protection: utilities providers may refuse certain subscriber changes or new connections absent a current policy, lenders can cite covenant breaches, and administrative desks can pause transactions until renewal is shown; practice may vary by province/utility/bank and year. Build a renewals calendar shared with your property manager and list the DASK number in your utilities folder so anyone handling subscriptions can act quickly. Where banks offer auto-renewal through partner insurers, confirm that policy data (address, TAPU references, owner name) remains accurate; auto-renewing wrong data simply multiplies corrections later. Treat renewal as part of routine property maintenance, like annual boiler service or chimney checks.
If a lapse occurs, renew immediately and update any dependent records (utility accounts, lender files). Some utilities offices accept renewal confirmation emails while waiting for the new PDF; others require the updated policy on paper—practice may vary by province/utility/bank and year. Keep communication factual and bring the TAPU and prior policy to reconcile data. If an earthquake occurs during a lapse, coverage questions become hard; do not assume post-event issuance will respond to pre-issuance damage. A compliance-first habit, coached by a diligent lawyer in Turkey, avoids headline risk and bureaucratic friction.
For multi-unit owners and corporate portfolios, centralize renewals tracking with a shared sheet: property, policy number, insurer contact, renewal date, utilities accounts, mortgage lender (if any), and a note on who is responsible. If you delegate to a property manager, include DASK in the service agreement and require proof of timely renewal. Annual audits by an experienced Turkish Law Firm catch mismatched names, address changes, and TAPU updates that should be endorsed on the policy. Small adjustments now prevent big headaches later.
Claim Scenarios after an Earthquake: Notices, Adjusters and Payout Logic
After a covered earthquake, safety comes first: evacuate and seek official guidance. When conditions permit, notify your insurer promptly using the channels listed on the policy; early notice opens the claim and schedules an adjuster. Photographs and videos with timestamps, engineering assessments (if available), and copies of the policy and TAPU help establish the baseline. DASK claims focus on structural damage causally linked to the quake or covered ensuing perils; adjusters evaluate damage categories systematically and apply the program’s limits and deductibles. Because procedures and capacity vary by event size and locality, timelines may lengthen after major disasters; practice may vary by province and year. Keep a log of calls, emails, and site visits to maintain clarity under stress.
If your building is a condominium, coordinate with the building management (yönetim) so common-area assessments and individual-unit inspections do not conflict. Damage to common structural elements is handled at the building level; unit interiors are inspected separately. Where additional private insurance (contents/comprehensive) exists, notify that carrier too and keep claim files distinct but cross-referenced; DASK will not cover furniture or electronics, and contents policies will not pay for structural beams. If temporary accommodation is needed, check your private policy for loss-of-use terms; DASK focuses on structure. An organized approach led by an experienced Istanbul Law Firm shortens claim cycles and reduces duplication.
Disputes occasionally arise over causation or scope. When disagreements are material, obtain an independent engineering report and escalate through the insurer’s complaints channel; preserve the factual record with dated photos and expert notes. If resolution stalls, counsel can advise on further remedies available under Turkish insurance law, always with a cost–benefit lens. Above all, maintain privacy discipline—repair estimates and identity data are personal information under KVKK; share only what is necessary, store securely, and purge when the legal retention period ends. Privacy-aware Turkish lawyers keep claims both effective and compliant.
Common Misunderstandings for Foreign Owners (Language, Scope, Contents Insurance)
The single biggest misunderstanding is assuming DASK equals “full home insurance.” It does not. DASK covers structural damage from earthquake and specified resulting perils; it does not insure furniture, appliances, or personal belongings. Pair DASK with an optional contents or comprehensive home policy if you want those items covered. The second common gap is language: utilities and insurer desks operate in Turkish, forms reference TAPU fields, and address formats follow municipal standards. Mis-transcribed names or addresses create loops of corrections. Use sworn translations and a standard “property data sheet” to keep information consistent—see translation standards. A practical English speaking lawyer in Turkey can coach you through terminology and prevent clerical snags.
Another misconception is timing. Some buyers believe they can “deal with DASK later” after they move in; in practice, utilities connections and some registry transactions depend on a current policy. Plan issuance before TAPU and utilities appointments, not after. A third error is overlooking renewal; set calendar reminders and delegate responsibly. Finally, do not confuse DASK with earthquake retrofitting or building-code compliance; insurance is not a substitute for structural safety. Integrate engineering reviews with insurance planning—see due diligence—to manage risk comprehensively.
Questions also arise about purchasing policies “in English.” While many agents can explain terms in English, the authoritative policy text is standardized and in Turkish. Ask for a bilingual summary but rely on the Turkish policy wording for claims. Keep your TAPU, policy, utilities accounts, and bank records aligned under the same owner data so desks can cross-check quickly. Clients supported by a methodical law firm in Istanbul avoid repetitive visits and enjoy faster activations.
Link to Due Diligence: Appraisals, Building Code and Seismic Risk
DASK is only one layer of risk management. Before purchase, review appraisal (ekspertiz) reports for building age, construction type, and recorded renovations; compare with municipal records and occupancy permits (iskan). In provinces with higher seismic risk, commission an independent engineer to assess structural health, soft-story risks, and retrofitting options. Insurance cannot fix inherent vulnerabilities, but it can finance recovery when the event exceeds reasonable mitigation. Align your findings with the policy’s address and building data so issuance and later claims reference identical facts—consistency matters.
Due diligence also guards against administrative friction. If the TAPU lists unit numbers differently from the condominium plan or municipal database, fix the discrepancy before closing so your DASK and utilities records will match. During negotiations, ask the seller for prior DASK policies and claim history; these are not always available, but when they are, they help calibrate expectations. Tie payment release in escrow to corrected registry data and fresh policy issuance. A checklist-driven approach is the hallmark of an experienced Turkish Law Firm acting for foreign buyers.
After closing, keep records synchronized. If you renovate, inform your insurer where changes affect risk or rebuild value; some endorsements may be necessary. If you change residence status or tax residency, update contact and billing details with the insurer to prevent missed renewal notices—see tax residency. Consistent, proactive administration led by a steady lawyer in Turkey turns compliance from a chore into a routine.
DASK vs. Home Contents/Comprehensive Home Insurance (How They Complement)
Think of DASK as the structural floor mandated by the state and of private home policies as the customizable layer above it. DASK pays for structural damage from earthquake and specified ensuing perils; contents/comprehensive policies can cover personal property, liability, loss of rent, alternative accommodation, and non-earthquake perils like theft or water damage, depending on terms. Lenders often require both types for financed purchases; utilities care only about DASK. Buying both from the same insurer simplifies claims coordination but is not required; pick based on service quality and clarity of wording. A pragmatic Istanbul Law Firm will keep policy scopes distinct and documented to avoid double-insurance arguments.
For furnished rentals, align cover with your lease. Landlords may insure fixtures and contents that remain with the property; tenants may insure personal belongings. Clarify responsibilities in the lease and store policies with the property data sheet. Where property managers operate on your behalf, authorize them to renew both DASK and contents policies with clear thresholds for price and coverage changes. Keep serial numbers for high-value items and update inventories annually; while DASK does not use this data, contents carriers may.
Claims coordination requires discipline. After an earthquake that damages both structure and contents, open claims with both carriers and keep evidence sets cross-referenced but separate. Label photos by area and item, store receipts and engineering notes, and maintain a communications log. If disputes arise over overlapping damage, counsel can help apportion claims correctly. Privacy hygiene under KVKK applies to both files; redact non-essential personal data before sharing broadly. Experienced Turkish lawyers keep parallel claims moving without confusion.
Data & Privacy (KVKK) in Insurance Processes (Policy, Claims, Utilities)
DASK issuance and claims handling involve processing personal data (identity, contact, tax ID) and property data (address, TAPU identifiers, building characteristics). Under Turkish data-protection law (KVKK), insurers and agents act as controllers for these processes and must provide clear notices describing purpose, legal basis, retention, and recipients. Foreign homeowners should keep copies of these notices and request them if not provided proactively. When utilities (abonelik) desks collect or verify your DASK number, they also process personal data; align your disclosures accordingly and avoid oversharing unrelated information. For a policy-level checklist and cross-border transfer safeguards, see our primer on GDPR/KVKK compliance; practice may vary by province/utility/bank and year.
Privacy hygiene is practical, not abstract. Keep policy PDFs, TAPU scans, and utilities records in a secure folder with limited access; avoid sending full document sets via unencrypted email. If property managers or relatives help with renewals, grant the minimum necessary access and use role-based sharing. After a claim, purge unnecessary copies once legal retention windows close. When engaging insurers or adjusters who request photos or videos from inside the home, consider what incidental personal data (e.g., family photos) may be captured and minimize exposure. A privacy-aware law firm in Istanbul will design a documents protocol that protects dignity while keeping files usable at desks.
Transliteration and translation also touch privacy. Non-Turkish names with diacritics must be transcribed consistently across insurer and utility systems to prevent mismatches; keep a standard transliteration note with your file. Where you need bilingual explanations for family members or lenders abroad, provide summaries rather than full policy scans unless strictly necessary. Sworn translators bound by confidentiality—see translation standards—reduce leakage risk. With disciplined habits coached by a seasoned English speaking lawyer in Turkey, compliance becomes routine.
Quality Control at Closing: Verifying DASK Policy Number and Coverage
Treat the DASK number as a key closing deliverable. The day before TAPU, request the draft policy from your insurer, verify that the owner’s name, address, and TAPU references match the deed, and confirm the policy’s effective date aligns with transfer and utilities appointments. Record the policy number in your closing checklist and escrow instructions—see escrow accounts—so funds are released only after confirmation. If discrepancies appear (unit number, parcel, name order), correct them before the registry appointment; small typos can cause big delays at utilities. A careful law firm in Istanbul will run this verification as part of a standard pre-closing audit.
Where the seller provides a current policy for transfer-day formalities, plan the post-transfer endorsement to update ownership data immediately after TAPU. Some utilities offices insist on policies reflecting the new owner, while others accept a brief transition; practice may vary by province/utility/bank and year. Keep signed copies of any undertakings about who will handle the endorsement to avoid confusion. If the property is part of a larger portfolio closing, assign one team member as “insurance captain” to coordinate policy issuance and renewals across units; portfolio order reduces error rates.
After closing, archive the final policy with the TAPU, utilities account numbers, mortgage documents (if any), and a calendar invite for renewal. If your lender requires annual proof, create a reminder a month in advance to request the PDF. If you move or your contact details change, update the insurer immediately so renewal notices reach you. Clients who follow this simple discipline—taught by experienced Turkish lawyers—rarely encounter desk-level friction later.
How Legal Counsel Helps: Closing Checklists, Utilities and Renewals Calendar
Counsel integrates DASK into the broader acquisition workflow: TAPU verification, escrow sequencing, utilities activation, and post-closing compliance. A standard checklist includes: tax ID obtained; DASK issued with correct TAPU and address; policy number entered into escrow release conditions; utilities appointments booked with policy PDF in the folder; bilingual property data sheet prepared; renewals calendar shared with owner/manager. This is the operational layer that prevents last-minute surprises. When issues arise—name mismatches, address format disputes, policy endorsements—your lawyer in Turkey resolves them with the right desk instead of escalating stress at the counter.
For absentee owners and portfolios, counsel provides continuity: yearly audits against the renewals sheet, confirmation that utilities records still reference active policies, and lender letters where covenants require proof. If a claim occurs, counsel coordinates engineering assessments, insurer communications, and evidence management so structural and contents claims do not conflict. Where documents must be shared with banks or consulates, privacy-aware redactions keep only necessary data visible; this aligns with the governance in our KVKK guide. This steady stewardship—hallmark of a reputable Turkish Law Firm—lets owners focus on life rather than logistics.
Here is a concise closing checklist you can adapt to your file (keep it in your folder and tick each line on the eve of TAPU): (1) Turkish tax ID issued and copied; (2) TAPU scan saved; (3) DASK draft received—owner name, address, and TAPU references verified; (4) policy start date aligned with transfer; (5) policy number inserted into escrow release conditions; (6) utilities appointments booked; (7) bilingual property data sheet printed; (8) calendar invites set for annual renewal + lender proof. Integrating this simple list—often curated by an Istanbul Law Firm for foreign buyers—with your title-deed check and due diligence ensures that closing day is administrative, not adventurous.
Frequently Asked Questions (FAQ)
Is DASK mandatory for all homes? Yes, DASK is compulsory for residential units and appears at title, mortgage, and utilities desks; practice may vary by province/utility/bank and year. Business premises have separate considerations—ask your insurer for scope.
Can I get utilities without DASK? Typically no; providers ask for the policy number at subscription or subscriber change. Arrange issuance before appointments to avoid delays; local practice may vary.
Does DASK cover furniture and electronics? No. DASK focuses on structural damage. Pair it with a contents or comprehensive home policy if you need belongings covered.
How often do I renew? Annually. Set reminders and verify that address/TAPU data remain correct. Lenders may require proof each year.
What documents are needed to buy a policy? TAPU details (block/parcel, unit), full standardized address, building data (type/floors/year), owner identity and Turkish tax ID. Keep a property data sheet handy.
Who pays at closing? Parties can agree, but practically the buyer arranges the policy effective at transfer so utilities can be opened immediately after. Reflect the arrangement in escrow instructions.
Does my bank require DASK? Most lenders require an active policy at drawdown and renewal during the loan. Confirm bank-specific conditions; practice may vary by bank and year.
Are aftershocks covered? DASK addresses earthquake and specified resulting perils; claims handling follows program rules. Discuss scenarios with your insurer and keep evidence disciplined.
Can I buy a policy in English? Agents can explain in English, but the standardized policy wording is Turkish. Request a bilingual summary and store the Turkish policy as authoritative.
What if the policy lapses? Renew immediately and update dependent records; utilities and lenders may pause services until proof is shown. Do not assume retroactive coverage.
How do I file a claim? Notify the insurer promptly, supply photos/videos and documents, and coordinate adjuster visits. Keep structural and contents claims distinct if you have both types of cover.
Do tenants need DASK? DASK is tied to the dwelling and typically maintained by the owner, but leases should clarify responsibilities. Tenants can purchase contents insurance for personal belongings.