Why do you need home insurance if you already have DASK?
DASK (Compulsory Earthquake Insurance — DASK) is a mandatory insurance that covers direct material damage to the building structure caused by earthquake and its secondary perils — earthquake-caused fire, explosion, tsunami and landslide. Damage caused by fire from non-earthquake sources, internal water damage, theft, contents loss and neighbour liability falls entirely outside DASK. Home insurance is essential to fill this gap.
| Risk / Cover | DASK | Home Insurance |
|---|---|---|
| Earthquake — building structure | Yes | With add-on |
| Earthquake — contents | No | With add-on |
| Fire, lightning & explosion (non-earthquake causes) | No | Yes — standard |
| Internal water (burst pipes) | No | Yes — standard |
| Theft | No | With add-on |
| Glass breakage | No | With add-on |
| Storm, hail, flood | No | With add-on |
| Electronic equipment damage | No | With add-on |
| Neighbour property liability | No | Yes — standard |
| Family third-party liability | No | With add-on |
| Loss of rent / alternative accommodation | No | With add-on |
| Assistance services | No | Yes — standard |
| Contents value (furniture, electronics) | No | Yes — standard |
DASK limit: DASK covers earthquake damage up to the statutory maximum insured value. This limit may fall below the building's replacement cost. For major losses, an earthquake add-on should be added to the home policy to cover building damage above the DASK limit.
Do owners and tenants take out the same policy?
No. The insurance needs of owners and tenants differ significantly. The fundamental difference stems from the ownership relationship: building cover can only be purchased by the property owner.
Property Owner's Policy
- Building cover — structure and fixed installations
- Contents cover — furniture, electronics, personal belongings
- Fire, internal water, storm — for building and contents
- Neighbour property liability
- Loss of rent (if let to a tenant)
- Earthquake add-on above DASK limit
- Theft — building and contents
- Family third-party liability
Vacant property (no occupant): some risks (theft, internal water) may be subject to special policy conditions (wording) or notification requirements.
Tenant's Policy
- Contents cover — own furniture and personal belongings
- Neighbour property liability — very important
- Tenant's liability — accidental building damage
- Family third-party liability
- Alternative accommodation cover (post-loss)
- Glass breakage
- Theft — own belongings
- Building cover — taken out by the owner
A tenant cannot take out DASK; the DASK obligation rests with the owner.
Why is tenant's liability cover critical? If the tenant accidentally causes fire or water damage in the rented property, a material liability may arise against the owner. This situation is covered by tenant's liability cover. It differs from the home insurance "neighbour property liability" cover — the latter covers damage to a neighbour's flat; tenant's liability covers damage to the owner's property.
Home insurance covers
Fire and natural risks
Fire, Lightning, Explosion
Fire and smoke damage, lightning strike and gas-leak explosion. The core cover of standard home policies.
Storm and Hail
Building and contents damage from strong winds; hail damage. Critical for roofs, windows and outdoor belongings. Taken out as an add-on.
Flood
Damage from external floodwater. Important for ground-floor and basement occupants. Assessed separately from internal water damage cover.
Subsidence
Building damage from ground movement. Partially covered under the DASK earthquake policy; a separate subsidence add-on may be taken out for the home policy.
Water and plumbing risks
Internal Water Damage
Burst pipes inside the building, radiator damage, roof leakage, water tank overflow. The most frequent cause of loss. Generally included in standard policies.
Neighbour Flat Water Damage
Damage reaching your flat from a burst pipe in the flat above is covered under internal water damage cover.
Tenant Water Damage
Damage from the tenant's negligence (tap left on, overflowing bath). Policy conditions (wording) relating to tenant liability should be read carefully.
Theft and glass
Theft
Contents theft subject to forced entry (broken glass, forced door). Sub-limits for jewellery and valuables may be low; they can be increased by declaration.
Glass Breakage
Breakage of windows, door glass, mirrors and fixed glass panes. A separate glass breakage cover may be taken out independently of theft cover.
Lock and Key
Lock replacement in the event of key loss or theft. Limit verification is recommended as costs may be high for smart lock systems.
Electronic equipment
Electronic Equipment Insurance
Breakdown, breakage or sudden damage to TVs, computers, tablets and sound systems. Voltage fluctuation damage is generally also covered.
Valuables and Jewellery
Standard contents limits may be insufficient for jewellery, valuable collections and artworks. Limits must be increased by separate declaration and add-on cover.
White Goods
Dishwashers, washing machines and refrigerators are generally covered under contents cover. Adequacy of the limit should be verified.
Liability covers
Neighbour Property Liability
Covers the material loss to a neighbour's flat when damage in your property spreads to it. Triggered by water, fire or gas damage to a neighbouring flat.
Family Members Third-Party Liability
Covers bodily injury or material damage caused by a spouse or children to third parties outside the home. Cover limits vary by policy.
Employer's Liability (Domestic Staff)
Covers legal liability arising from a work accident suffered by domestic staff such as cleaners or carers. Offered as an add-on cover in some policies.
Rent and accommodation covers
Loss of Rent (Owner)
Covers the rental income the owner cannot collect if the property becomes uninhabitable following a covered loss. Continues until the loss is remedied; time limit specified in the policy.
Alternative Accommodation (Tenant)
Covers the tenant's temporary accommodation costs if the property cannot be occupied due to a covered loss. Day and amount limits apply.
Assistance Services
Locksmith, electrician, plumber, emergency repair. Fast response including nights and weekends. The most frequently used cover by both owners and tenants.
Earthquake cover: what DASK does not cover
DASK May Be Insufficient — Home Policy for the Excess
DASK's maximum insured value may fall below the building's true replacement cost; it does not cover contents at all
DASK Covers
- Earthquake-related structural building damage
- Earthquake-related fire damage (building)
- Earthquake-related landslide (building)
- Earthquake-related explosion (building)
- Earthquake-related tsunami (building)
Home Policy Adds
- Building damage above DASK limit — excess covered
- Earthquake-related contents damage
- Uninhabitable after earthquake — rent/accommodation
- Valuables and electronic equipment damage
- Separate fire, flood, storm risks
DASK limit warning: The DASK maximum insured value is updated annually. During periods when building construction costs are rising, this limit may fall below the building's true replacement cost. Compare the building value with the DASK limit; if there is a gap, add an earthquake add-on to your home policy.
The most frequently missed covers in home insurance
If the covers below are absent from your standard home policy or their limits are insufficient, you may face an unpleasant surprise at the time of a claim.
8 Covers Most Often Missing at Claim Time
Neighbour Property Liability
The flat floods, the ceiling of the flat below collapses. You are liable. Without this cover, you pay out of pocket.
Under-Valuation of Contents
Contents value set five years ago, never updated. Fire destroys everything; compensation is half the true replacement value.
Loss of Rent / Alternative Accommodation
After a fire the property is unusable for three months. Without loss of rent cover the owner loses three months' income; the tenant bears temporary accommodation costs personally.
Valuables and Jewellery Limit
Theft compensation arrives; jewellery sub-limit is TRY 50,000. The stolen jewellery was worth TRY 300,000.
Internal Water — Seepage Loss
Seepage works differently under different policy conditions (wording). The "sudden and unforeseen" requirement and the chronic seepage exclusion should be read with care.
Electronic Equipment Cover
Home insurance may not cover electronic equipment damage under the contents section; it may need to be separately requested. Voltage fluctuation risk should also be clarified.
Flood and Storm
Standard policies include internal water damage; external flooding requires an add-on. Critical for ground-floor flats and garden properties.
Family Members Third-Party Liability
Your child scratched a neighbour's car or injured someone in the park. The frequently overlooked "family liability" cover handles this risk.
Under-insurance: the most common and most costly mistake
In home insurance, under-insurance means the sum insured is set below the true value. When the average clause (pro-rata rule) is applied, the loss compensation is calculated not proportionate to the loss but proportionate to the insurance ratio.
How Does Under-Insurance Work?
True value: TRY 4,000,000 — Sum insured: TRY 2,000,000 — Loss: TRY 800,000
Wrong Expectation
Actual Calculation
How do you set the building value correctly?
Replacement Cost Method
The per-m² unit cost of rebuilding the same building today × m². Different from market value; does not include land value. This is the correct method for insurance.
Expert Valuation / Survey
Replacement value assessment by an independent expert or DASK-approved valuation firm. Particularly recommended for high-value and architecturally distinctive properties.
Annual Updating
If the sum insured is not updated when construction costs rise, the following year carries an under-insurance risk. Annual inflation indexation is applied automatically in some policies.
Contents Inventory
Total replacement value of all furniture, electronics, clothing and personal belongings. Keeping the list up to date and documenting high-value items facilitates the claims process.
Market Value Trap
If the sale value of the flat (including land share) is entered as the sum insured, both over-insurance and incorrect claims calculation risks arise. The sum insured should reflect the building replacement cost.
Special Fittings Declaration
The value of fittings integrated into the building — bespoke kitchen, underfloor heating, smart home system, security infrastructure — must be declared separately.