How to protect you renters rights

First Time Renters Guide

Renting an apartment in Israel comes with its own set of unique considerations, quite distinct from the rental processes in the United States or other countries. To help you navigate this distinctive experience, I’ve crafted a comprehensive guide. Allow me to introduce you to the intricacies of renting in Israel!

In Israel, rental prices vary based on location. Be prepared for upfront payments, including a security deposit (usually one to three months’ rent) and agent fees (commonly one month’s rent plus VAT). Additionally, have a checkbook ready, as landlords often require monthly post-dated checks for rent.

Rental agreements are typically structured as Shtar Iska contracts, which possess distinctive legal elements requiring careful consideration by both landlords and tenants.

Before signing, it’s imperative to delve into these intricate terms. Here are some key aspects to be aware of:

The Rental Process

In Israel, rental agreements are commonly structured as Shtar Iska contracts, which possess distinctive legal elements requiring careful consideration by both landlords and tenants. 

1. Guarantors (Co-signers):

Guarantors are a unique aspect of renting in Israel. They either replace or supplement the need for a security deposit.  Make sure you understand the expectations of the Landlord you will be renting from before signing a contract. 

  • Most rental agreements in Israel mandate the presence of one to two guarantors, often referred to as co-signers. These individuals should either be Israeli citizens or possess an Israeli business license. Their role is to provide financial security for the lease, assuring that rent and other obligations are met.

2. Legal Review by a Real Estate Lawyer:

Because Israeli law differs from U.S. or other foreign rental laws, getting expert legal advice is prudent before signing. 

  • We highly recommend engaging the services of a qualified real estate lawyer to scrutinize the rental contract. A legal expert can help you navigate the complexities of the agreement, ensuring that your rights and interests are protected. Your real estate agent can often provide referrals to trusted attorneys in this field.

3. Potential Need for a Translator:

Don’t fall into the trap of “thinking” the contract you are signing is the “same old same old” as every other rental contract. Whether you use Google or a professional, make sure you understand the rental agreement in your language! 

  • It’s essential to note that rental contracts in Israel are frequently drafted in Hebrew. If you are not fluent in the language, you may need a professional translator to assist you in comprehending the agreement fully. This ensures that you grasp all the terms and conditions before proceeding.

By understanding these crucial components of Shtar Iska contracts, you can approach your rental agreement with confidence, knowing that you’ve taken the necessary steps to protect your interests.”


Security Deposit

Security Deposit: If a Landlord does not require a guarantor,  a security deposit equivalent to one to three months’ rent will be required. This deposit serves as a safeguard against potential damages to the property or unpaid rent during your tenancy.

2. Agent Fees: Another expense to consider is agent fees, which usually amount to one month’s rent plus Value Added Tax (VAT). These fees are often applicable when you engage the services of a real estate agent to assist with finding and securing a rental property.

To ensure smooth financial management throughout your tenancy, meticulous budgeting is paramount. However, there’s another practical consideration: many landlords in Israel prefer rent payment through post-dated checks. This means you should have a checkbook ready, as it’s a common practice to provide monthly post-dated checks for the duration of your rental agreement.

Tenants Responsibilities

When renting an apartment in Israel, it’s crucial to understand the financial responsibilities related to utilities and municipal taxes:

1. Utility Costs: In Israel, utility expenses such as water, electricity, and gas are typically not included in the rent. These costs fall under the tenant’s responsibility. To ensure a smooth transition, you’ll need to set up or transfer these utility accounts in your name. Your real estate agent can be a valuable resource during this process, guiding you through the necessary steps.

2. Municipal Tax (Arnona): Arnona is the municipal tax levied on properties in Israel. It’s important to know how this tax is billed and budget accordingly. Unlike the United States, where property taxes are often included in the rent, in Israel, tenants are generally responsible for paying Arnona separately.

3. Understanding Arnona: To navigate Arnona effectively, find out the monthly property tax rate for your rental unit. Additionally, it’s worth noting that if you are retired, a new immigrant, or a student, you may be entitled to a discount on your Arnona payments. It’s advisable to inquire about these potential discounts to reduce your financial burden.

By proactively managing your utility costs and understanding the details of Arnona, you can avoid surprises in your monthly expenses and ensure a more comfortable financial experience during your tenancy.


Maintenance & Repairs

When it comes to apartment maintenance and repairs in Israel, understanding your responsibilities is crucial for a smooth rental experience. Here are key points to consider:

1. Maintenance Responsibilities: In many cases, tenants are responsible for minor repairs and day-to-day maintenance. This includes tasks like fixing minor plumbing issues, changing light bulbs, and general upkeep. However, the specifics can vary depending on your rental agreement, so it’s essential to clarify these details in writing.

2. Landlord’s Obligations: Major structural issues and repairs to the overall building are typically the responsibility of the landlord. This includes problems with the roof, foundation, and essential utilities. Your rental agreement should outline these responsibilities, and it’s essential to ensure these terms are clearly defined to avoid any disputes down the line.

3. Monthly Maintenance (Yad Bayit): It’s common in Israel for tenants to pay a monthly maintenance fee called ‘Yad Bayit.’ This fee is meant to cover various building-wide expenses, such as cleaning and maintaining common areas, landscaping, and sometimes utilities like water for shared spaces. It’s essential to understand precisely what this fee covers and what it does not, as it can vary from one building to another.

4. Appliance Provision: Unlike in the United States, where landlords often provide working appliances and handle their replacement, in Israel, it’s rare for landlords to supply appliances. Most rental units come without appliances like refrigerators, ovens, and washing machines. Tenants are usually responsible for acquiring and maintaining these appliances themselves.

By being aware of these distinctions in maintenance responsibilities and fees, you can avoid surprises during your tenancy and ensure that your rental agreement aligns with your expectations.”

Understanding Tenant Rights: Israeli law offers strong protections for tenants. Familiarize yourself with these rights, which may include rent control regulations, limitations on rent increases, and regulations regarding security deposits. Knowledge of your rights empowers you to assert them when necessary.

Tenants Rights

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