Turkish renovation terms: a glossary for foreign homeowners
The Turkish words you will meet in quotes, contracts and site reports, from metraj and hakediş to rölöve and kesin kabul, explained in plain English.
Even if all communication with your design studio is in English, the paperwork, invoices and site conversations in Istanbul will be full of Turkish terms. Knowing the key ones helps you read a quote properly, understand a site report and ask the right questions. This glossary groups the most common words by where you are likely to meet them.
Quotes and contracts
| Turkish | Meaning | Why it matters |
|---|---|---|
| Teklif | Quote, offer | Ask for an itemised one, not a single total |
| Keşif | Site survey before quoting | A quote without a keşif is a guess |
| Metraj | Quantity take-off (m², m, pieces) | Lets you compare quotes line by line |
| Birim fiyat | Unit price | Price per m², per metre or per piece |
| Anahtar teslim | Turnkey | Check the exclusions carefully |
| Hariç / dahil | Excluded / included | Often next to KDV and materials |
| KDV | VAT | Is the price with or without it? |
| Sözleşme | Contract | Usually in Turkish; get it translated |
| Avans | Advance payment | Should be linked to material orders |
| Hakediş | Stage payment based on work done | Pay against measured progress |
| Teminat | Retention or guarantee amount | Released at final acceptance |
| Ek iş | Extra work, variation | Agree the price in writing first |
Drawings and design
- Rölöve: measured survey drawings of the existing property.
- Konsept proje: concept design, often with 3D visuals.
- Uygulama projesi: construction drawings with dimensions and details.
- Görünüş: elevation, a drawing of a wall seen straight on.
- Kesit: section, a cut through the building or a piece of furniture.
- Tavan planı / aydınlatma planı: ceiling and lighting plan.
- Elektrik projesi / tesisat projesi: electrical and plumbing layouts.
- Detay: a large-scale detail drawing, for example of a shower drain or a joinery joint.
- Malzeme listesi: material and fittings specification.
On site
- Şantiye: building site. Şantiye şefi: site manager.
- Usta: skilled tradesman. Kalfa / çırak: assistant and apprentice.
- Söküm / yıkım: strip-out and demolition.
- Kaba inşaat / ince işler: rough works and finishing works.
- Tesisat: services (plumbing, heating, electrics). Sıhhi tesisat: plumbing.
- Şap: screed. Tesviye: levelling.
- Sıva / alçı: plaster and gypsum plaster. Alçıpan: plasterboard.
- Asma tavan: suspended ceiling. Gizli ışık: concealed cove lighting.
- Su yalıtımı: waterproofing. Isı yalıtımı / ses yalıtımı: thermal and acoustic insulation.
- Seramik / porselen / mermer: ceramic tile, porcelain, marble.
- Derz: tile joint or grout line.
- Doğrama: window and door frames. Kasa: door frame.
- Marangoz / mobilyacı: joiner and furniture maker.
- Boya / astar: paint and primer.
Handover and warranty
- Eksik listesi / punch list: snagging list.
- Geçici kabul: provisional acceptance at handover.
- Kesin kabul: final acceptance once snags are closed.
- Garanti belgesi: warranty certificate for products.
- İşçilik garantisi: workmanship warranty.
- As-built / son durum projesi: drawings of what was actually built.
Property and building
- Site: gated community or residential complex, not a building site.
- Site yönetimi: management of the complex, which sets working rules.
- Yönetim planı: the management plan of a building or complex.
- Tapu: title deed. İskan: occupancy permit.
- Ruhsat: permit, for example building permit (yapı ruhsatı).
- Taşıyıcı sistem: load-bearing structure. Kolon / kiriş / perde: column, beam, shear wall.
- Vekaletname: power of attorney, often used by owners abroad.
Words that cause misunderstandings
"Site" is the classic one: in Turkish it means a gated residential complex, while a building site is a şantiye. "Proje" can mean a design, a set of drawings or the whole undertaking. "Kaba" means rough or unfinished, not poor quality. And "hazır" (ready) on a site often means "nearly ready"; ask what exactly remains.
Using the glossary
Ask your studio to keep the Turkish term next to the English one in quotes and reports, at least for the contract items. It avoids the most common source of disputes: two parties using the same word to mean different things.
For how these terms fit into the process, see hiring an interior designer in Istanbul and managing a renovation remotely. At the end of the works, our new-build villa snagging checklist puts the handover terms into practice.
Frequently asked questions
What does 'anahtar teslim' mean in a renovation quote?
It means turnkey: the contractor delivers a finished space ready to use. Always check what the turnkey price actually includes, since appliances, loose furniture, lighting fixtures and curtains are often excluded even in turnkey offers.
What is the difference between geçici kabul and kesin kabul?
Geçici kabul is provisional acceptance at handover, usually with a snagging list of items still to be fixed. Kesin kabul is final acceptance, after the snags are closed and often after a defined period; retentions are commonly released at this point.
Is 'usta' a job title?
Usta means a skilled tradesman or master craftsman and is used for anyone from a tiler to an electrician. On a site, the usta is the person who actually does the work, while the şantiye şefi or project manager coordinates the trades.
