Real Estate Law
Real Estate and Property Law
Purchasing an Apartment from a Developer
Buying an apartment “off plan” from a developer allows purchasers to acquire a brand-new property at an attractive pre-construction price, with potential for future appreciation. However, such transactions require meticulous legal oversight and a full understanding of all contractual terms before signing.
Urban Renewal
Urban renewal enables residents to upgrade their building, infrastructure, and living conditions, and to receive a new and safer apartment. However, the process requires precise legal review of the agreement with the developer to ensure full protection of the residents’ rights, solid guarantees, and clear obligations throughout the project.
Apartment Purchase
There are several reasons for selling a property. It may be an inheritance following a death, a divorce, or simply a personal decision made for private reasons.
Sale of an Apartment
Purchasing an apartment is one of the most significant transactions in one’s life. Therefore, it is essential to conduct thorough preliminary examinations including Land Registry extracts, encumbrances, building violations, tax implications, and the area’s future planning — and only after review and approval by an experienced real-estate attorney should any agreement be signed.
Rental of a Residential Property
Leasing a residential apartment requires a thorough examination of the property's condition, verification of ownership documents, and careful identification of the prospective tenants. To ensure full protection for the landlord in the event of breaches or damages, the lease agreement must include appropriate security instruments such as a promissory note, guarantors, and/or additional financial assurances — providing complete legal and financial safeguards.
Purchase of Land
The purchase of land requires close guidance from an expert real estate attorney, including a comprehensive review of title rights, zoning plans (TABA) and future planning schemes, examination of the mandatory Appraisal Standard 22, and verification with the municipality regarding land designation, permits, expropriations, and applicable restrictions. Only after a full legal due-diligence review can the transaction proceed with confidence.
Real Estate Brokerage
Signing a real estate brokerage agreement requires a clear understanding of the scope of services, the brokerage fee, and the point at which the payment obligation arises. It is essential to ensure in advance that all details are transparent, that the property being marketed truly matches the client’s needs, and that the commitment is made only after a full review and explanation by a real-estate attorney. This prevents unnecessary charges, disputes, and misunderstandings later in the process.
Partition of Real Property
Dissolution of co-ownership in real property is a legal procedure that enables co-owners of a shared asset to separate in an orderly and regulated manner. Accordingly, it is essential to examine the ownership rights, the planning status of the property, and the feasibility of a physical division or sale. This process must be carried out with the guidance of an attorney who ensures that the dissolution is executed fairly, efficiently, and in a way that prevents future disputes.
Commercial Acquisition
Commercial acquisition requires in-depth examinations of the property rights, the condition of the asset, the applicable zoning plans and permitted uses, together with a review of permits, existing tenants, income streams and financial reports, all under the supervision of an attorney who ensures that the transaction is secure, profitable and free of legal risks.
Gifted Apartment
ChatGPT said: Receiving an apartment as a gift requires an accurate review of the property rights, tax implications (Capital Gains Tax / Purchase Tax), the condition of the property, and future legal consequences, with the attorney ensuring that the transfer is executed lawfully, and with a real estate appraiser determining an accurate gift value to prevent reassessment by the Real Estate Taxation Authority.
Group Purchase
A purchasing group requires a thorough examination of the group organizer, the financial capacity of the participants, the land, the zoning plan (TABA), and the project timetable, as well as an assessment of the economic and legal risks with the assistance of an attorney who ensures that the engagement is secure, transparent, and protects you throughout all stages of the project.
Real Estate and Property Law
In every real estate transaction whether it is the purchase of an apartment, a new construction unit from a developer, an urban renewal project, land acquisition, a gift transfer, or the rental of a property there is one simple rule:
Professional legal representation from the very first stage prevents costly mistakes and painful corrections down the line.
Most clients who arrive at our office do so only after trying to handle matters on their own, relying on AI tools such as ChatGPT, or using “ready-made” templates they found online signing agreements without fully understanding their legal implications.
At that stage, commitments have often already been made, legal defects exist, and risks were overlooked issues that should have been identified in advance. By the time they seek help, it is usually already late in the process.
Although in many cases we can still resolve the situation, it will always be more complex, more expensive, and far more stressful than proper legal guidance from the outset.
Professional legal representation includes in-depth review of every stage of the transaction:
rights verification, liens and encumbrances, zoning plans, building violations, compliance with Standard 22, real estate taxation, contractor guarantees, rental securities, timelines, payment schedules, and hazardous contractual clauses issues that the average client cannot detect, and is not expected to.
Our firm specializes in real estate and property law, including urban renewal projects, purchasing new construction units, and rental transactions, and handles every type of real estate issue on a daily basis.
This experience allows us to identify in advance the points where mistakes typically cost tens or hundreds of thousands of shekels, and to build for you a safe, transparent and risk-free legal path.
Professional legal representation is not an expense it is the protection that ensures a secure transaction and true peace of mind.
Below is a list of practical and professional terms worth knowing in the world of real estate and property law.
📌 Early Appraisal – Why Is It So Important Before Purchasing a Property?
An early appraisal is a professional valuation performed by a licensed real estate appraiser before signing any agreement. It determines the property’s true market value, its physical condition, its building rights, and any existing risks.
Early appraisal exposes hidden defects, building violations, potential future depreciation, expected levies, and planning restrictions that do not appear in the contract.
It enables buyers to understand whether the asking price is reasonable, avoid overpayment, and enter negotiations with solid, data-driven insights.
For complex assets such as old apartments, land parcels, private homes, and urban-renewal properties—early appraisal can save tens or even hundreds of thousands of shekels.
It is one of the most important examinations in any real estate transaction, and in almost every case it reveals information that the client could never discover independently or from the seller’s documents alone.
📌 What Is Appraisal Standard 22 and Why Is It So Important Before Purchasing Land?
Standard 22 is a mandatory appraisal standard that every developer, purchasing group, or company marketing land must present to buyers before entering into any transaction.
It is a comprehensive appraisal report that outlines the current condition of the land, the applicable and future planning schemes, development feasibility, and the real economic value of the land without any “marketing promises.”
The standard analyzes critical risks, including: planning timelines, zoning limitations, development levies, infrastructure costs, and all data that may affect the project’s economic viability.
Its purpose is to protect purchasers from risky transactions such as agricultural land with no planning horizon, non-feasible projects, or misleading real-estate representations.
Without Standard 22, the buyer is essentially entering the transaction “blind,” which is why it is one of the most important documents when evaluating land or joining a development group.
📌 Condominium Documents – What Are They and Why Is It Important to Review Them?
Condominium documents include the building’s plan (tashrit), the bylaws (taknon), the attachments (hatsmadot), and the official registrations that define how the building is divided legally and physically: parking spaces, storage rooms, roofs, balconies, common areas, and the precise boundaries of each apartment.
A thorough review reveals whether the parking space is truly attached to the apartment, whether the storage room is legally registered, whether there are irregular attachments, and what belongs exclusively to each unit owner.
These documents also uncover prohibited uses, building violations, unregulated additions, and internal arrangements that legally bind all apartment owners.
Without proper review, a buyer may later discover that the area they received does not match reality, or that the registration is flawed and cannot be corrected after the purchase.
In every real estate transaction, our firm conducts a full examination of all condominium documents to ensure the client knows exactly what they are purchasing and that no surprises arise after signing.
📌 Transfer of Development Rights (TDR) – What Is It and Why Is It Important in Planning and Construction?
Transfer of development rights (TDR) is a planning procedure that allows building rights to be transferred from one parcel to another, or from one part of a property to another, in accordance with the decisions of the local planning committee and the applicable zoning plans.
The purpose is to enable efficient land utilization for example, avoiding construction in areas where planning restrictions apply, and transferring the rights to locations where they can be fully realized.
TDR is widely used in urban renewal projects, evacuation–construction initiatives, and in parcels with building limitations such as public open spaces (POS), setback lines, or expropriated areas.
The process requires precise planning and legal assessment, as the transfer of rights affects building height, the number of residential units, resident benefits, and the land’s economic value.
TDR is a critical tool that enables the intelligent realization of planning potential and prevents situations where building rights remain unused or “burned.
📌 Payment Coupon Book – What Is It and Why Must Payments Be Made Exclusively Through It?
A payment coupon book is a set of payment vouchers issued to the purchaser by the financing bank in a new-construction (developer) transaction.
Each coupon represents a payment that can be transferred exclusively to the project’s designated escrow account (the bank’s supervised financing account).
Paying through the coupon book ensures that every shekel you transfer goes directly to the financing bank not to the developer preventing uncontrolled or unsupervised use of funds.
For each payment made, the purchaser receives a bank guarantee, which protects them in the event the developer collapses or the project is halted.
The financing bank releases funds to the developer only according to actual construction progress, and only after the bank’s inspector confirms that the relevant stage has been completed.
This mechanism guarantees full control over the purchasers’ funds and ensures the safe and monitored progression of the project.
📌 Betterment Levy – What Is It and Why Is It Important?
A betterment levy is a payment charged by the municipality when the value of a property increases as a result of a new zoning plan, additional building rights, or a change of land use.
The charge equals 50% of the increase in value and is determined according to an appraisal issued by the municipal assessor.
The levy can amount to tens or even hundreds of thousands of shekels, which makes it essential to check its applicability before signing any agreement.
In most cases, the seller is the one who pays the levy upon selling the property or when applying for a building permit.
To reduce the charge, property owners may engage their own appraiser and use the mechanism of a counter-appraisal and an appeal (objection) process.
📌 Combination Transaction – What Is It and Who Is It Suitable For?
land to the developer, and in return receives a portion of the apartments to be built instead of a full monetary payment.
This structure allows the landowner to participate in the project’s profits without any initial financial outlay.
The developer, in turn, receives land while deferring a significant portion of the payment, which is ultimately provided in the form of apartments rather than cash.
This type of transaction involves complex tax considerations, including Capital Gains Tax (Mas Shevach), VAT, Purchase Tax, and municipal levies.
Legal and appraisal guidance is essential even a small error in the agreement can result in losses of millions.
📌 Construction Services Agreement – How Does It Differ from a Combination Deal?
In a construction services agreement, the landowner does not sell or transfer any ownership rights in the land. Instead, the landowner contracts with the developer solely for construction services in exchange for monetary payment.
The land remains entirely under the landowner’s ownership, while the developer provides only the construction work, project management, and execution without acquiring any portion of the property or participating in its ownership.
From a tax perspective, this is considered a service transaction, not a sale transaction, and therefore the applicable tax rules are entirely different from those in a combination deal.
Typically, payment is based on a cost-per-square-meter model, and in many cases, developer loans with high interest structures such as COS +12% are used. These significantly increase project costs and require careful financial planning.
This type of arrangement is suitable for landowners with sufficient capital or financing capacity who wish to maintain full control over the project.
However, it requires a highly detailed contract, strong financial guarantees, and strict engineering supervision to prevent the project from stalling midway.
📌 Contractor Loan – What Is It and What Should You Watch Out For?
A contractor loan is financing obtained by the contractor or developer from the bank to cover the construction costs of the project, including materials, labor, site development, and payments to suppliers.
The bank releases funds to the contractor only in accordance with the actual progress of construction, and each stage is paid out only after approval by an engineering inspector appointed by the bank.
The interest rate on contractor loans is generally higher than that of standard loans, and these financing costs are typically incorporated into the final price of the apartments or construction services.
In projects where the landowner purchases construction services, it is crucial to determine who bears the cost of the contractor loan and its interest, as developers often shift these financing expenses onto the landowner.
Therefore, it is essential to review the financing terms in advance, examine the construction schedule, and assess the risk of inflated costs throughout the project.
📌 Changes Appendix (Upgrades and Modifications to the Apartment) – Why Is It Essential?
When purchasing an apartment from a developer, the buyer signs a contract that was drafted solely by the developer, and most of its provisions are designed to protect the developernot the purchaser.
This is precisely where the Change Order Addendum becomes critical: it is a legal tool that enables the buyer’s attorney to amend, adjust, or add clauses that protect the buyer and prevent overcharges and costly disputes.
The addendum clearly outlines all upgrades, additional works, and extras beyond the standard specification, including:
✔ Pre-determined and fixed prices
✔ Accurate and binding timelines
✔ The developer’s obligations and warranties
✔ Quality standards for materials and workmanship
✔ A clear list of what is included and what is not
Without this addendum, the developer may demand unnecessary additional payments, delay delivery, or deliver work with inferior finishes.
For this reason, it is one of the most important documents in the transaction and often saves buyers thousands and even tens of thousands of shekels.
Important to know:
📌 Before signing a Reservation Form or Purchase Request with a developer, you must first consult an attorney.
Once you sign, the developer considers you “a closed deal,” and negotiating the terms becomes extremely difficult.
Our firm has represented dozens of purchasers in developer transactions, and the addendums we prepared have saved our clients significant sums and protected their rights throughout the entire process.
Do not waive the Change Order Addendum and never sign anything before an attorney reviews the agreement.
📌 Self-Assessment Valuation – A Critical Tool for Offsetting and Reducing Capital Gains Tax (Mas Shevach)
A self-assessment is a calculation submitted by the seller to the Israel Tax Authority in order to independently determine the amount of Capital Gains Tax (“Mas Shevach”) payable on the sale of a property.
This legal mechanism allows the seller to deduct eligible expenses, reduce unnecessary tax charges, and ensure that tax is paid only on the actual profit, rather than on an inflated profit that the Tax Authority may otherwise assess on its own.
Within a self-assessment, the seller may deduct recognized expenses such as:
✔ Attorney’s fees
✔ Brokerage fees
✔ Renovations that increased the value of the property
✔ Betterment levy (Hetel Hashbacha) that was paid
✔ Purchase tax (in specific circumstances)
✔ Appraisals, fees, planning and engineering costs
A properly prepared self-assessment can reduce the Capital Gains Tax by tens or even hundreds of thousands of shekels.
Without a self-assessment, the Tax Authority issues a “best judgment assessment”, which is typically significantly higher than the actual amount owed.
A self-assessment must be accurate, well-reasoned, and fully substantiated; otherwise, the Tax Authority may reject it.
Our firm has handled dozens of self-assessments, and in many cases successfully reduced clients’ tax liability to zero, through strategic deductions and correct application of the law.
📌 Purchase Tax on a Gift to a Relative – What Do You Need to Know?
When transferring an apartment as a gift, Section 9 of the Real Estate Taxation Law defines who is considered a “relative” for purposes of purchase tax.
Parents, children, grandchildren, grandparents, and spouses are regarded as “relatives,” and therefore the recipient of the gift is required to pay only one-third of the standard purchase tax.
Siblings, however, are not considered relatives under the statute, and therefore a recipient of a gift from a brother or sister must pay full purchase tax, according to the applicable tax brackets prescribed by law.
This distinction has significant financial implications, making proper tax planning essential to ensure that the transfer is executed in accordance with statutory provisions and relevant case law.
Our firm handles numerous gift transfers and ensures accurate tax calculations while minimizing liabilities to the fullest extent permitted by law.
📌 Developer Tender – What Is It and Why Is It So Important?
A developer tender is a structured process in which the building’s residents, through their attorney, invite multiple developers to submit formal proposals for an urban renewal or demolition-and-reconstruction project.
As part of the tender, all criteria are defined in advance, including:
• Apartment benefits and upgrade areas
• Additional square meters
• Number of parking spaces
• Balconies and storage rooms
• Technical specifications
• Timelines
• Financial guarantees (including review of the developer’s BDI report and whether a parent-company guarantee exists)
Developers submit detailed proposals in a uniform format, making it easy to compare them and reach an informed decision.
The competition between developers significantly improves the offers more square meters, stronger guarantees, clearer obligations, and better contractual terms.
The main advantage is that the residents are not dependent on a single developer, but instead receive the safest and most valuable proposal available in the market.
Our firm represents residents in managing such tenders, setting the required conditions, responding to developers’ inquiries, and ensuring that the residents receive the maximum value the market can offer.
📌 BDI Report – What Is It and Why Is It Essential Before Engaging with a Developer?
BDI Report Full Explanation
A BDI report is a financial information report that presents the economic stability of a company or developer, including:
risk rating, outstanding debts, credit history, legal claims, bank restrictions, and the entity’s ability to meet its financial obligations.
It is essentially the developer’s “economic health file,” showing whether they have the strength and financial resilience to lead a construction project without collapsing midway.
In urban renewal projects, evacuation–construction initiatives, and developer tenders, a BDI report is an essential tool for preventing engagement with a weak or high-risk developer.
The report enables residents to understand who truly stands behind the proposal and how likely it is that the project will be completed on time and in a secure, stable manner.
Our firm requires BDI reports from every developer as an integral part of a professional tender process, ensuring the selection of only stable and reliable developers.
📌 Construction Inspector Tender – Why Must You Select an Inspector Before Choosing the Developer?
Construction Inspector Full Explanation
The construction inspector is the professional entity that protects the residents and ensures that the developer complies with all standards, plans, and contractual obligations.
For this reason, it is essential to select the inspector before choosing the developer.
When the inspector is appointed in advance by the residents, he represents only them and is completely independent of the developer or contractor.
An early appointment enables the inspector to review the developers’ proposals from an engineering perspective, identify hidden defects, and prevent the selection of a developer who is not capable of executing the project.
The inspector accompanies the residents throughout the entire tender process approving technical specifications, verifying quantities, analyzing costs, and ensuring that the benefits offered by the developer are actually feasible.
This is a critical protection mechanism: many projects have failed simply because a developer was selected without prior engineering evaluation.
📌 Appraiser Tender – Why Is It Essential and How Does It Ensure the Project’s True Feasibility?
Appraiser Tender Full Explanation
An appraiser tender is a process in which the residents or landowners invite several licensed real estate appraisers to submit proposals for preparing a full valuation of the project, including land value, allocation ratios, unit sizes, development costs, levies, and taxation.
A neutral appraiser appointed on behalf of the residents examines whether the developers’ proposals truly reflect the land’s value and actual planning potential, and are not based on unrealistic figures or “empty promises.”
The appointed appraiser prepares a comprehensive economic feasibility report (“Zero Report”), in which he analyzes:
Full construction costs
Development levies and taxation
A reasonable and industry-standard developer profit
Planning, supervision, and consultant expenses
Project timelines
The additional area that can realistically be granted to residents
The Zero Report provides an accurate picture of projected costs versus expected revenues, and therefore determines whether the developer’s proposal is feasible at all.
Without it, residents may choose an offer that appears “high and generous” but is not realistic leading to delays, disputes, and even project collapse halfway through.
Our firm manages appraiser tenders from start to finish, selects professional and independent appraisers, and ensures that the valuation, Zero Report, and economic feasibility provide residents with a safe, realistic, and truly beneficial deal.
📌 Zero Report (Feasibility Report) – What Is It and Why Is It Critical for the Project?
Zero Report (Initial Feasibility Report) – Detailed Explanation
A Zero Report is the initial and most critical economic report in any construction or urban-renewal project. Its purpose is to determine whether the project is viable, profitable, and realistically executable.
It is a professional appraisal document that provides a comprehensive economic analysis of all projected costs versus all expected revenues before any planning begins, before negotiations, and before selecting a developer.
A Zero Report examines, among other things:
Full construction costs, including phases, materials, and labor
Development charges, levies, municipal fees, and taxation
Planning, supervision, registration, and consultant expenses
Reasonable developer profit, in line with accepted industry standards
Land value and existing building rights
Potential future rights under zoning plans and urban-planning policies
A Zero Report enables the parties to understand whether the benefits offered by a developer to the landowners or residents are realistic or inflated and impossible to implement in practice.
This document prevents major mistakes, failed projects, and delays by revealing, from the outset, the true economic feasibility of every proposal.
We assure you that you will win
Real Estate Law
To have a roof over one’s head is a basic human requirement, but not everyone knows how to buy a house, how to purchase land, what you should pay for and what you shouldn’t.
Land law is a large and complex body of law including contracts of sale, planning and construction, expropriation of land, contracts of land or property purchase, and many other issues.
So you should consult an expert before starting the process in order to ask all the important questions.
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Here is a list of practical terms to know in real estate law
BUILDING PERMITS
In order to build, construct, alter or destroy an apartment, house, building or other real estate, you must first obtain approval from the Planning and Construction Committee. To obtain a building permit the applicant must provide a full description of the intended building work, detailing all relevant information such as the name of the architect, the engineer, proof of ownership, construction plans, and so on.
CO-OWNERSHIP
Co-ownership is the organization of a building or other structure in which there are two or more apartments, each with their own owner, and with each recorded in the Registry of Co-ownership. Although each apartment has a different owner, there are also various common areas such as the staircase, the garden, corridors, elevator, and roof. Usually there is a housing committee whose role it is to ensure that every apartment owner pays his share of the monthly expenses of the building.
SHELTERED HOUSING
Sheltered housing is a type of residential building complex designed specifically for the elderly, which provides a variety of services on site, such as health care, food and recreation. Generally in these centres each person has their own small self-contained apartment comprising of a living room, bedroom, kitchen and bathroom. Sometimes these apartments are furnished. Within the centre there is usually a dining room, a gym, a café, and medical staff to provide help if needed, plus psychological and social assistance, social and cultural activities and catering, but the residents are still essentially independent, not relying on others for their basic needs. To live in sheltered housing requires an initial fee and monthly maintenance fees.
GUARANTEE AND PROMISSORY NOTE
The guarantee is a commitment by a person to be a guarantee for the payment of the debt of another person. For example, when renting an apartment one must bring guarantors who sign their commitment to pay if the tenant does not pay. This means that one or more guarantors will guarantee its debt to the owner. A promissory note is a document such as a check with the amount the tenant agrees to pay the owner if he has not have fulfilled his obligations with regard to the rented apartment.
ISRAEL LANDS AUTHORITY
The Israel Land Authority, called the Israel Lands Administration until 2013, is the entity responsible for 98% of all the land in the country, it is she who looks after and develops it. It is his obligation to allocate land for various purposes, such as housing, agriculture, etc., always safeguarding the land in the public interest and for future generations, preserving the rights of landowners and other. The Authority is divided into three section: the service, transactions and business, and safeguarding the land.
SQUAT
The squat is the illegal occupation of a site by a person or persons without legal agreement on the place. This happens when a person or persons will occupy land or a building left unused for residential purposes without paying neither rent nor lease or purchase. In most cases this derives from poverty and it happens more and more. The squat is a crime, but is also seen as a civil dispute between invaders and owners. In some cases, the invaders even managed to get legal possession of the property.
BUY AN APARTMENT
The process to buy an apartment is long and full of obstacles, which is why it is best to consult an expert in the field to facilitate the process and ensure that everything is done in a professional, secure and legal way. There are many things to do such as checking the apartment and its surroundings, the examination of the property, the assessment of the property, the existing mortgage check with local authorities for land registration. Therefore, professional help is not only recommended but really necessary and can only facilitate the process for both the buyer and the seller.
REGISTRATION IN THE LAND REGISTRY
The taboo is the Office of the Land Registration where owners of real estate assets register their property in the country. When a person buys a property, it only becomes legal after it has been registered in the land registry.
RE-ZONING
Zoning is the control and use of the land and rezoning means changing the purpose of use of a property or an area under a lease agreement with the zoning administration. This occurs when the urban office or a property owner wants to change the use of his land, his building or any other real estate asset, for example changing an office building into a residential building or change a farmland to building or urban land.
KIBBUTZIM AND MOSHAVIM LAW
This is the body of law relating to life on a kibbutz,a moshav, within the agricultural sector and in co-operative organisations. It covers housing, internal policy, rights for descendants, the rights and obligations of members, farmland, industry, livestock, privatisation, water quotas, arbitration issues for member and for management, and more.
BETTERMENT TAX
This is a mandatory fee which must be paid by a landowner in order to obtain approval from the local municipality for changes to a building which will increase its value. The property owner must pay the tax on the day he receives the approval.
RENTAL AGREEMENT
A rental agreement or lease is a legal document governing the rights and obligations of the tenant and landlord of a property. This contract is signed by the landlord and the tenant in the presence of witnesses. The agreement includes the rental period, the rental price, the rental conditions and any additional commitments by either party. An unprotected tenancy agreement is a contract whereby the tenant has no special privileges, such as the right to occupy the property for life, etc.
CAUTION
The caution is a written warning commitment in the land register where the owner of a property states that he will or will not make a real estate transaction. This note informs and warns anyone interested in the property in question that there is another earlier commitment from the landowner for the same good. This warning also prevents the owner to make a deal with a buyer and then make a second one with another buyer.
EXPROPRIATION
Expropriation is the term for the forced taking by a public agency of a property, it is made in accordance with the law and only for public purposes. Generally, when landowners are expropriated from their land or housing they will receive full compensation for their property and a small part of the new construction.
REAL ESTATE TAXATION
Everyone who is the owner of real estate property such as an apartment, house, building, land, etc. has to pay taxes. It is the same for any changes or additions made to existing assets as well as for the construction of new properties.
PURCHASE TAX
This is a tax that every buyer has to pay when buying real estate, be it a building, an apartment, an office, land or anything otherwise. The amount of the fee depends on the size and cost of the asset in question.
CAPITAL GAINS TAX
The capital gains tax is a tax imposed on all property owners for the capital gains they make as a result of their real estate transactions.
URBAN RENEWAL
Urban renewal is actually an evolution of the city, an urban renewal. This occurs when the authorities want to renovate or transform residential apartments, so the tenants move into new apartments or neighborhoods to improve the quality of life of the citizens and the city and allow urban renewal. Residents leave their old apartment and get a new one in a better neighborhood with a better developed and more modern infrastructure.
BUILDING ADDITION
All real estate assets have a certain number of square meters and when an owner wants to add a room, a floor, a terrace, warehouse etc. it first must be approved by the Office of building additions. Final approval for any addition is provided solely by the Israel Lands Autority.
PLANNING AND CONSTRUCTION
There are several planning and construction organizations in the country: the National Council for Planning and Construction, National Infrastructure committees, district planning, urban planning, protection of coastal environment, safety facilities and more. Each operates in a different purpose, but all for planning and construction.
TAMA 38
The national program Tama 38 aims to encourage property owners to enhance existing buildings so that they are more resistant in the event of an earthquake. The purpose of these regulations is to reduce the level of risks arising from earthquakes for older buildings or the ones built before current safety standards. This includes strengthening the buildings, add to the buildings, sealing and filling of empty space to make new apartments, construct new floors, adding elevator, adding protected areas, existing housing expansion and more.
In order to build, construct, alter or destroy an apartment, house, building or other real estate, you must first obtain approval from the Planning and Construction Committee. To obtain a building permit the applicant must provide a full description of the intended building work, detailing all relevant information such as the name of the architect, the engineer, proof of ownership, construction plans, and so on.
Co-ownership is the organization of a building or other structure in which there are two or more apartments, each with their own owner, and with each recorded in the Registry of Co-ownership. Although each apartment has a different owner, there are also various common areas such as the staircase, the garden, corridors, elevator, and roof. Usually there is a housing committee whose role it is to ensure that every apartment owner pays his share of the monthly expenses of the building.
Sheltered housing is a type of residential building complex designed specifically for the elderly, which provides a variety of services on site, such as health care, food and recreation. Generally in these centres each person has their own small self-contained apartment comprising of a living room, bedroom, kitchen and bathroom. Sometimes these apartments are furnished. Within the centre there is usually a dining room, a gym, a café, and medical staff to provide help if needed, plus psychological and social assistance, social and cultural activities and catering, but the residents are still essentially independent, not relying on others for their basic needs. To live in sheltered housing requires an initial fee and monthly maintenance fees.
The guarantee is a commitment by a person to be a guarantee for the payment of the debt of another person. For example, when renting an apartment one must bring guarantors who sign their commitment to pay if the tenant does not pay. This means that one or more guarantors will guarantee its debt to the owner. A promissory note is a document such as a check with the amount the tenant agrees to pay the owner if he has not have fulfilled his obligations with regard to the rented apartment.
The Israel Land Authority, called the Israel Lands Administration until 2013, is the entity responsible for 98% of all the land in the country, it is she who looks after and develops it. It is his obligation to allocate land for various purposes, such as housing, agriculture, etc., always safeguarding the land in the public interest and for future generations, preserving the rights of landowners and other. The Authority is divided into three section: the service, transactions and business, and safeguarding the land.
The squat is the illegal occupation of a site by a person or persons without legal agreement on the place. This happens when a person or persons will occupy land or a building left unused for residential purposes without paying neither rent nor lease or purchase. In most cases this derives from poverty and it happens more and more. The squat is a crime, but is also seen as a civil dispute between invaders and owners. In some cases, the invaders even managed to get legal possession of the property.
The process to buy an apartment is long and full of obstacles, which is why it is best to consult an expert in the field to facilitate the process and ensure that everything is done in a professional, secure and legal way. There are many things to do such as checking the apartment and its surroundings, the examination of the property, the assessment of the property, the existing mortgage check with local authorities for land registration. Therefore, professional help is not only recommended but really necessary and can only facilitate the process for both the buyer and the seller.
The taboo is the Office of the Land Registration where owners of real estate assets register their property in the country. When a person buys a property, it only becomes legal after it has been registered in the land registry.
Zoning is the control and use of the land and rezoning means changing the purpose of use of a property or an area under a lease agreement with the zoning administration. This occurs when the urban office or a property owner wants to change the use of his land, his building or any other real estate asset, for example changing an office building into a residential building or change a farmland to building or urban land.
This is the body of law relating to life on a kibbutz,a moshav, within the agricultural sector and in co-operative organisations. It covers housing, internal policy, rights for descendants, the rights and obligations of members, farmland, industry, livestock, privatisation, water quotas, arbitration issues for member and for management, and more.
This is a mandatory fee which must be paid by a landowner in order to obtain approval from the local municipality for changes to a building which will increase its value. The property owner must pay the tax on the day he receives the approval.
A rental agreement or lease is a legal document governing the rights and obligations of the tenant and landlord of a property. This contract is signed by the landlord and the tenant in the presence of witnesses. The agreement includes the rental period, the rental price, the rental conditions and any additional commitments by either party. An unprotected tenancy agreement is a contract whereby the tenant has no special privileges, such as the right to occupy the property for life, etc.
The caution is a written warning commitment in the land register where the owner of a property states that he will or will not make a real estate transaction. This note informs and warns anyone interested in the property in question that there is another earlier commitment from the landowner for the same good. This warning also prevents the owner to make a deal with a buyer and then make a second one with another buyer.
Expropriation is the term for the forced taking by a public agency of a property, it is made in accordance with the law and only for public purposes. Generally, when landowners are expropriated from their land or housing they will receive full compensation for their property and a small part of the new construction.
Everyone who is the owner of real estate property such as an apartment, house, building, land, etc. has to pay taxes. It is the same for any changes or additions made to existing assets as well as for the construction of new properties.
This is a tax that every buyer has to pay when buying real estate, be it a building, an apartment, an office, land or anything otherwise. The amount of the fee depends on the size and cost of the asset in question.
The capital gains tax is a tax imposed on all property owners for the capital gains they make as a result of their real estate transactions.
Urban renewal is actually an evolution of the city, an urban renewal. This occurs when the authorities want to renovate or transform residential apartments, so the tenants move into new apartments or neighborhoods to improve the quality of life of the citizens and the city and allow urban renewal. Residents leave their old apartment and get a new one in a better neighborhood with a better developed and more modern infrastructure.
All real estate assets have a certain number of square meters and when an owner wants to add a room, a floor, a terrace, warehouse etc. it first must be approved by the Office of building additions. Final approval for any addition is provided solely by the Israel Lands Autority.
There are several planning and construction organizations in the country: the National Council for Planning and Construction, National Infrastructure committees, district planning, urban planning, protection of coastal environment, safety facilities and more. Each operates in a different purpose, but all for planning and construction.
The national program Tama 38 aims to encourage property owners to enhance existing buildings so that they are more resistant in the event of an earthquake. The purpose of these regulations is to reduce the level of risks arising from earthquakes for older buildings or the ones built before current safety standards. This includes strengthening the buildings, add to the buildings, sealing and filling of empty space to make new apartments, construct new floors, adding elevator, adding protected areas, existing housing expansion and more.
Building permits
In order to build, construct, alter or destroy an apartment, house, building or other real estate, you must first obtain approval from the Planning and Construction Committee. To obtain a building permit the applicant must provide a full description of the intended building work, detailing all relevant information such as the name of the architect, the engineer, proof of ownership, construction plans, and so on.
Co-ownership
Co-ownership is the organization of a building or other structure in which there are two or more apartments, each with their own owner, and with each recorded in the Registry of Co-ownership. Although each apartment has a different owner, there are also various common areas such as the staircase, the garden, corridors, elevator, and roof. Usually there is a housing committee whose role it is to ensure that every apartment owner pays his share of the monthly expenses of the building.
Sheltered Housing
Sheltered housing is a type of residential building complex designed specifically for the elderly, which provides a variety of services on site, such as health care, food and recreation. Generally in these centres each person has their own small self-contained apartment comprising of a living room, bedroom, kitchen and bathroom. Sometimes these apartments are furnished. Within the centre there is usually a dining room, a gym, a café, and medical staff to provide help if needed, plus psychological and social assistance, social and cultural activities and catering, but the residents are still essentially independent, not relying on others for their basic needs. To live in sheltered housing requires an initial fee and monthly maintenance fees.
Guarantee and promissory note
The guarantee is a commitment by a person to be a guarantee for the payment of the debt of another person. For example, when renting an apartment one must bring guarantors who sign their commitment to pay if the tenant does not pay. This means that one or more guarantors will guarantee its debt to the owner. A promissory note is a document such as a check with the amount the tenant agrees to pay the owner if he has not have fulfilled his obligations with regard to the rented apartment.
Israel Lands Authority
The Israel Land Authority, called the Israel Lands Administration until 2013, is the entity responsible for 98% of all the land in the country, it is she who looks after and develops it. It is his obligation to allocate land for various purposes, such as housing, agriculture, etc., always safeguarding the land in the public interest and for future generations, preserving the rights of landowners and other. The Authority is divided into three section: the service, transactions and business, and safeguarding the land.
Squat
The squat is the illegal occupation of a site by a person or persons without legal agreement on the place. This happens when a person or persons will occupy land or a building left unused for residential purposes without paying neither rent nor lease or purchase. In most cases this derives from poverty and it happens more and more. The squat is a crime, but is also seen as a civil dispute between invaders and owners. In some cases, the invaders even managed to get legal possession of the property.
Buy an apartment
The process to buy an apartment is long and full of obstacles, which is why it is best to consult an expert in the field to facilitate the process and ensure that everything is done in a professional, secure and legal way. There are many things to do such as checking the apartment and its surroundings, the examination of the property, the assessment of the property, the existing mortgage check with local authorities for land registration. Therefore, professional help is not only recommended but really necessary and can only facilitate the process for both the buyer and the seller.
Registration in the Land Registry
The taboo is the Office of the Land Registration where owners of real estate assets register their property in the country. When a person buys a property, it only becomes legal after it has been registered in the land registry.
Re-zoning
Zoning is the control and use of the land and rezoning means changing the purpose of use of a property or an area under a lease agreement with the zoning administration. This occurs when the urban office or a property owner wants to change the use of his land, his building or any other real estate asset, for example changing an office building into a residential building or change a farmland to building or urban land.
Kibbutzim and moshavim law
This is the body of law relating to life on a kibbutz,a moshav, within the agricultural sector and in co-operative organisations. It covers housing, internal policy, rights for descendants, the rights and obligations of members, farmland, industry, livestock, privatisation, water quotas, arbitration issues for member and for management, and more.
Betterment Tax
This is a mandatory fee which must be paid by a landowner in order to obtain approval from the local municipality for changes to a building which will increase its value. The property owner must pay the tax on the day he receives the approval.
Rental agreement
A rental agreement or lease is a legal document governing the rights and obligations of the tenant and landlord of a property. This contract is signed by the landlord and the tenant in the presence of witnesses. The agreement includes the rental period, the rental price, the rental conditions and any additional commitments by either party. An unprotected tenancy agreement is a contract whereby the tenant has no special privileges, such as the right to occupy the property for life, etc.
Caution
The caution is a written warning commitment in the land register where the owner of a property states that he will or will not make a real estate transaction. This note informs and warns anyone interested in the property in question that there is another earlier commitment from the landowner for the same good. This warning also prevents the owner to make a deal with a buyer and then make a second one with another buyer.
Expropriation
Expropriation is the term for the forced taking by a public agency of a property, it is made in accordance with the law and only for public purposes. Generally, when landowners are expropriated from their land or housing they will receive full compensation for their property and a small part of the new construction.
Real estate taxation
Everyone who is the owner of real estate property such as an apartment, house, building, land, etc. has to pay taxes. It is the same for any changes or additions made to existing assets as well as for the construction of new properties.
Purchase tax
This is a tax that every buyer has to pay when buying real estate, be it a building, an apartment, an office, land or anything otherwise. The amount of the fee depends on the size and cost of the asset in question.
Capital gains tax
The capital gains tax is a tax imposed on all property owners for the capital gains they make as a result of their real estate transactions.
Urban renewal
Urban renewal is actually an evolution of the city, an urban renewal. This occurs when the authorities want to renovate or transform residential apartments, so the tenants move into new apartments or neighborhoods to improve the quality of life of the citizens and the city and allow urban renewal. Residents leave their old apartment and get a new one in a better neighborhood with a better developed and more modern infrastructure.
Building Addition
All real estate assets have a certain number of square meters and when an owner wants to add a room, a floor, a terrace, warehouse etc. it first must be approved by the Office of building additions. Final approval for any addition is provided solely by the Israel Lands Autority.
Planning and Construction
There are several planning and construction organizations in the country: the National Council for Planning and Construction, National Infrastructure committees, district planning, urban planning, protection of coastal environment, safety facilities and more. Each operates in a different purpose, but all for planning and construction.
Tama 38
The national program Tama 38 aims to encourage property owners to enhance existing buildings so that they are more resistant in the event of an earthquake. The purpose of these regulations is to reduce the level of risks arising from earthquakes for older buildings or the ones built before current safety standards. This includes strengthening the buildings, add to the buildings, sealing and filling of empty space to make new apartments, construct new floors, adding elevator, adding protected areas, existing housing expansion and more.
