TOKI as a governance model in the production of residential premises

The aim of this study is to examine the problems which is caused by the implementations of TOKİ as a governance model about dwelling in our country and to put forward solutions which cannot result in exploitation as far as possible. Dwelling problems and its causes in Turkey and all around the world, the role of the government in the dwelling problem, the state of being the urban and urban dweller, immigration, illegal housing problems, the purposes of TOKİ, entrepreneurship regulations, its authorisation, sections and institutions from which it gets unearned income, deficiencies, instabilities, errors in dwelling production, its proper aspects, its causes, the sanction power of the government about it, implemented policies, generated markets, the structure and traditions of the population are studied throughout this study. The causes of dwelling deficiencies and uncoordinated urbanization in our country and also the conditions of the companies which were formed in order to make use of this case in the form of a market and to get unearned income out of it are searched. In addition to that the wrong aspects of the dwelling models which TOKİ has formed, the fact that the available dwellings are not appropriate for families with low-income, that TOKİ has produced luxurious dwellings more than necessary and launched to the market are also dealt. Starting from the point that TOKİ cannot meet the requiremets in quantity, the fact that there are not enough and appropriate proposals of dwelling models for low-income population, the supply of luxurious dwelling have caused in negative aspests in building construction sector and that the governance model which cannot be shared with the public is not sensitive about the people?s essential requirements. Besides the regulations and legislations concerning TOKİ and applications based on them are also studied. The concept of TOKİ is interpreted disputatiously and comparatively based on the documents through the instutional structure and process of it, regulations, the state of the companies within the scope of it. The advantages and disadvantages that TOKİ has caused to the sector is determined with all aspects and the results of the studies of what is bad or good about the implementations of urban transformation is also demonstrated. The case of the most common grafting type in Turkey as a political gain, the regulations which are completely changed in order to enable public procurement easily, how these procurements are made, to whom and why they are assured, their relations with the government, public institutions and organisations (Kiptaş), the contribution of some private sector compaies to that case, the benefits they have, their growth, the problems the sector faced, to what extend the people who are in need benefited from that, determination of the errors and deficiencies, the formation of the accurate models for the dwelling requirements that are aimed at low, middle and high income people, determination of appropriate governance stages, formation of new and proper models related to this are also explained. Consequently, a dwelling model which cannot result in exploitation as far as possible together with a governance and approach proposal which is human satisfaction oriented have been studied through examining bad sides of the causes which have been dealt above and making proper suggestions, studying the advantages and disadvantages and the pros and cons of the implementations concerning urban transformation.