As of January 1, 2025, occupational health and safety (OHS) requirements have become a legal obligation for apartment buildings and residential complexes that employ at least one worker. These obligations remain in force throughout 2026.
Management bodies that employ janitors, cleaning personnel, security guards, maintenance technicians, or other staff are considered employers under Turkish legislation. Accordingly, they are responsible for fulfilling apartment building OHS obligations, including conducting risk assessments, providing employee training, preparing emergency plans, and ensuring access to required OHS services.
Therefore, implementing OHS practices in residential complexes is not only essential for legal compliance but also plays a critical role in reducing workplace accidents and operational risks.
Whether an apartment management is considered an employer depends on whether it employs workers. If a building or residential complex employs a janitor, cleaner, security officer, maintenance technician, or similar personnel, the management is legally regarded as an employer, and OHS obligations apply.
Within this framework, management is required to:
Particularly in buildings employing janitors, management is responsible not only for property administration but also for overseeing employee safety processes.
All personnel working in apartment buildings or residential complexes in exchange for compensation are covered by occupational health and safety legislation. Whether an employee works full-time, part-time, or on a task-specific basis does not change the employer’s responsibility to implement necessary safety measures.
Because personnel working in common areas are exposed to physical, chemical, and ergonomic hazards, role-specific safety precautions are essential.
Janitors must be protected against workplace accidents that may occur during cleaning, waste collection, material handling, and building maintenance activities.
Security officers are covered under OHS regulations due to shift work, visitor management responsibilities, and emergency response duties.
Cleaning personnel require protective measures because they are exposed to slippery surfaces, cleaning chemicals, and manual handling risks.
Technical staff may encounter high-risk activities involving electrical systems, mechanical equipment, boiler rooms, and maintenance operations.
Since building attendants often perform multiple duties simultaneously, they require comprehensive OHS measures addressing a wide range of risks.
For apartment buildings and residential complexes employing workers, OHS services should be viewed as a comprehensive safety management system rather than merely a documentation requirement.
Under current regulations, management is responsible for providing:
In particular, services provided by occupational safety specialists and occupational physicians are crucial for ensuring legal compliance and preventing workplace accidents.
These services are commonly obtained through authorized Occupational Health and Safety Service Providers (OSGBs), while professional property management companies often integrate OHS programs into their operational processes to ensure systematic risk management.
A residential building risk assessment begins with the systematic identification of hazards that may affect employees, residents, and visitors.
Potential risks are evaluated in areas such as:
After identifying hazards, preventive measures are documented and incorporated into a formal risk assessment report.
Following the assessment, an emergency response plan should be prepared for scenarios such as:
In apartment buildings that employ workers, these plans should be reviewed regularly and reinforced through emergency drills and practical exercises. Such measures are considered fundamental elements of an effective OHS management system.
Yes. Employee OHS training and occupational health surveillance are legal requirements for apartment buildings and residential complexes that employ workers.
Management, acting as the employer, is responsible for ensuring that employees:
Regular occupational safety training helps prevent workplace accidents, while periodic medical examinations support the early detection of occupational diseases and health risks.
These processes not only satisfy legal requirements but also contribute to creating a safer and healthier working environment.
One of the most important aspects of OHS implementation in apartment buildings is identifying hazards before accidents occur.
Risks arising during cleaning, maintenance, technical service, and security operations can result in serious workplace accidents if appropriate controls are not implemented.
Current property management risk assessments commonly identify the following hazards:
Accidents occurring on stairways, entrance areas, and wet surfaces.
Electric shock risks associated with electrical panels, lighting systems, and maintenance activities.
Fires originating from electrical failures, boiler rooms, or common-use areas.
Musculoskeletal disorders resulting from waste collection, material handling, and lifting heavy objects.
Health risks caused by detergents, disinfectants, and cleaning chemicals used by maintenance staff.
Technical failures and maintenance-related hazards involving elevators and mechanical systems.
Collisions, trips, and falls resulting from poor visibility.
Exposure to microorganisms in waste collection areas, refuse storage locations, and shared facilities.
Technical areas within apartment buildings and residential complexes are among the locations where workplace accidents can have the most severe consequences.
Maintenance activities involving electrical panels, generators, boiler rooms, and elevator systems expose workers to significant hazards. Unauthorized interventions, inadequate maintenance procedures, and insufficient protective equipment can result in electric shock, fire, explosions, and serious injuries.
For this reason, access to technical areas should be strictly controlled, periodic inspections should be conducted, and only qualified personnel should be authorized to perform maintenance work.
Proper inspection, maintenance, training, and access-control procedures are essential to minimizing these risks and ensuring a safe working environment within apartment buildings and residential complexes.
Cleaning and common area accidents are among the most frequent occupational safety incidents in apartment buildings, particularly in heavily used stairways, entrance halls, and wet floor areas. Slip-and-fall accidents caused by slippery surfaces can result in serious injuries when warning signs are inadequate or cleaning procedures are improperly carried out.
Accidents involving cleaning personnel are often associated with ergonomic strain, improper use of equipment, and unsafe work practices.
For this reason, stairway cleaning activities should be managed in a way that simultaneously protects both employees and residents using the building. In multi-story buildings, the risk of falls from height becomes especially critical during window cleaning, work performed beyond guardrails, or tasks involving unstable equipment.
|
Risk Area |
Potential Hazard |
Industry Benchmarks / Authority Signals |
|
Slippery Surfaces |
Falls, sprains, fractures |
OHS Risk Assessment Standards |
|
Stairway Cleaning |
Loss of balance, slipping |
Cleaning Industry Safety Procedures |
|
Working at Height |
Serious injury or fatality |
Work Equipment Use Regulations |
|
Cleaning Personnel Accidents |
Musculoskeletal disorders, falls |
ISO 45001 Occupational Health and Safety Management System |
|
High Common Area Traffic |
Collisions and secondary accidents |
Property Management Safety Planning Standards |
Fire and earthquake hazards are among the highest-impact risks facing apartment buildings and residential complexes. Therefore, both physical equipment and organizational preparedness measures should be implemented together.
The most critical elements for minimizing casualties during a fire include:
Regarding earthquake preparedness, management should develop an up-to-date earthquake response plan that clearly defines the roles and responsibilities of both residents and employees. The effectiveness of these plans should be tested through regular drills and emergency exercises.
In addition, providing basic first aid training is considered one of the primary responsibilities of building management, ensuring that appropriate actions can be taken during emergencies.
Occupational health and safety in apartment buildings and residential complexes consists not only of written procedures but also of practical safety measures implemented in daily operations.
The use of personal protective equipment (PPE), appropriate safety signage, and workplace safety equipment plays a critical role in protecting both employees and residents from potential hazards.
These measures significantly reduce accidents that may occur during maintenance, cleaning, and technical operations.
Task-specific use of gloves, hard hats, slip-resistant footwear, safety goggles, and respiratory protection.
Visible and standardized warning signs for wet floors, maintenance activities, and hazardous areas.
Surface treatments and preventive measures designed to reduce slip-and-fall risks on stairways and entrance areas.
Provision and maintenance of fire extinguishers, smoke detectors, and emergency lighting systems.
Locking systems and protective mechanisms that prevent unauthorized access to electrical panels.
Accessible first aid cabinets, stretchers, and evacuation equipment.
Regular inspection of elevators, boiler rooms, and technical systems.
Ongoing occupational safety training and awareness initiatives for employees.
The use of personal protective equipment (PPE) is one of the most fundamental measures for preventing workplace accidents in apartment buildings and residential complexes.
Appropriate equipment should be selected based on the physical, chemical, and mechanical hazards associated with cleaning, maintenance, and technical operations.
Protect against chemical exposure, cuts, abrasions, and contact with contaminated materials.
Significantly reduces the risk of falls, particularly on wet or slippery surfaces.
Protects employees from dust, cleaning chemicals, and unpleasant odors that may affect respiratory health.
Proper use of protective equipment not only improves individual safety but also contributes to the safe and sustainable execution of workplace activities.
Common areas within apartment buildings and residential complexes require continuous monitoring from an occupational health and safety perspective due to high pedestrian traffic.
One of the most basic visual warning systems used to prevent slip-and-fall accidents following cleaning activities.
Installed in electrical rooms, panel areas, and technical spaces to prevent unauthorized access and reduce the likelihood of serious accidents.
Provides rapid guidance during emergencies such as fires or earthquakes, helping ensure orderly and safe evacuations.
These systems function not only as visual warnings but also as important components of an effective risk management strategy.
Failure to comply with occupational health and safety obligations in apartment buildings and residential complexes can result in significant legal and financial consequences.
Administrative fines may be imposed for violations such as:
During OHS inspections, identified non-compliance issues may lead not only to monetary penalties but also to:
The most significant risk arises when a workplace accident occurs, as management may be held directly responsible under both civil and criminal law.
When a workplace accident occurs in an apartment building or residential complex, responsibility is generally assessed under the legal obligations of the property management.
Because apartment managements that employ workers are considered employers under labor legislation, they are responsible for implementing all required occupational health and safety measures.
If these obligations are not fulfilled, both administrative and legal proceedings may be initiated.
In particular, the following deficiencies may be considered negligence:
Such shortcomings may result in employer liability for workplace accident compensation claims, as well as additional civil and criminal penalties depending on the severity of the incident and the circumstances surrounding the accident.
Occupational Health and Safety (OHS) management in apartment buildings is not a one-time documentation exercise but a continuous process that requires regular monitoring, evaluation, and improvement.
An effective OHS management system should treat risk assessments, employee training, technical inspections, and emergency planning as interconnected components of a comprehensive safety framework.
By utilizing a structured property management safety checklist, management teams can routinely inspect common areas, technical rooms, and employee work activities, ensuring that deficiencies are identified and corrected promptly.
This proactive approach not only supports legal compliance but also reduces workplace accidents and creates a safer environment for both employees and residents.
Monthly OHS inspections are among the most important activities for identifying hazards early and preventing workplace accidents in apartment buildings and residential complexes.
A comprehensive apartment safety inspection checklist should address both employee safety and the daily well-being of residents. Building safety inspections should systematically evaluate all potential risk areas, from common spaces to technical systems.
To maintain an effective occupational health and safety system, apartment and residential complex managements should:
When managed proactively, OHS becomes more than a legal obligation—it becomes an integral part of responsible property management, helping to protect employees, residents, visitors, and the long-term operational sustainability of the building.
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