The agreement sets your terms.
Compensation, guarantees and the schedule are all settled in the agreement with the developer, before anyone starts building. We represent apartment owners in Pinui-Binui and Shaked-track projects, from the first signature to registered title — and this page lays out the mechanisms themselves.
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We believe this wholeheartedly: when a building is renewed, life changes for the people who live in it — and the whole city gains.
A reinforced safe room, balcony, elevator, and parking — at no construction cost to you.
A new apartment in a new building is worth significantly more.
A code-compliant safe room and an earthquake-resistant building.
A new lobby, new infrastructure, a renewed environment.
Electrical, plumbing and communications — all new.
Green construction, accessibility, and a renewed streetscape.
More homes on the same land, in the heart of the city — a real answer to Israel's housing crunch.
New supply in established neighborhoods — homes the next generation can actually afford.
A renewed neighborhood draws businesses, services and a diverse community back to the street.
You make the decisions — and you shape the outcome.
We put the strongest developer bids in front of you and negotiate to get the most out of them — weighing the developer's track record and financial strength, the compensation, the guarantees and the schedule.
One bid may pay more but take longer; another may be solid and fast. You decide which one, all things considered, is right for you. We're with you the whole way — and on your side.
Thirteen stages. What gets settled in the first six decides all the rest — who represents you, and what the agreement says.
Hover over a stage to see what happens there. Click the number to mark where your building is today.
Every stage here is a decision the owners make, and the agreement signed at stage 6 fixes the terms and the protections for the rest of the project.
Zoning plan, designation, permit. These are the stages where the work moves through the planning bodies, the state and the developer.
Guarantees, moving out, delivery, registration. This is where the protections set in the stage-6 agreement go to work — each one at its own moment.
The owners decide
The owners meet, and the required majority starts to take shape.
Read the full guideThe owners elect
Electing the committee that leads — the engine of the whole project.
Read the full guideThe committee, for all owners
The owners' attorney — loyal only to you. The fee, like every other consultant's, is part of the net deal: the developer pays.
Read the full guideThe committee chooses, your attorney advises
A construction supervisor and consultants who protect your interests on site.
Read the full guideRun for you, decided by you
A wide bid process = more bids = competition = the best terms. That's the whole game.
Read the full guideYour lawyer negotiates, you sign, the conditions precedent bring it into force
Legal and commercial negotiation over every clause — then you sign, at home.
Read the full guideDeveloper files, the committee approves, planning bodies decide
Approval of the detailed plan — the project's planning milestone.
Read the full guideYou reach the majority, the state declares — on the Pinui-Binui track
Designating the complex for Pinui-Binui — legal certainty and tax benefits.
Read the full guideDeveloper applies, the committee signs, the licensing authority approves
The permit that puts shovels in the ground.
Read the full guideYou sign the lien, the bank issues, your attorney holds it in trust
A full set of guarantees protecting your home, your money and your rights.
Read the full guideYour move-out starts the clock, the contractor begins
Moving to developer-funded housing — and construction starts.
Read the full guideContractor delivers, your supervisor inspects
Receiving the new apartment — supervised through to full handover.
Developer registers, the registration guarantee backs it — your lawyer holds it
Registering the condominium and your title in Israel's Land Registry (Tabu) — the project's true closing.
Read the full guide*In Pinui-Binui projects
Every complex has a right track. We read the planning picture — and choose the fastest, safest route to your new apartment together with you.
The chart shows the tracks. It is not legal advice, and every building has an answer of its own.
Pinui-Binui · a renewed complex. Several buildings become one complex that is demolished and rebuilt. You move out for the construction period and return to a new, larger apartment.
What opens the door: at least 24 units in the complex.
The Shaked trackWhat is the Shaked track?The track that replaced TAMA 38 for single buildings: the local committee approves a plan to demolish and rebuild or to reinforce, with additional building rights set in advance by statute. The process is shorter, and the choice between the two belongs to the owners.The Shaked track, in depth or a citywide plan. A single building on its own lot. Approval sits with the local planning committee, so the process is shorter.
What opens the door: the building's age. Broadly, buildings whose permits predate 1980.
The owners take the initiative and choose a developer, who then advances the rezoning plan and funds the planning.
Also called the tax track.
The municipality advances the rezoning plan itself.
Tip: choose a developer while the rezoning is still underwayWhy not wait for approval?A rezoning plan is a planning document, not a deal. Without a commercial party at the table during planning, a plan can be approved that serves the municipality but is not profitable for a developer, and so never becomes a deal that pays you. A developer chosen early tests feasibility as the plan takes shape, and can object to a bad plan before it is approved. It happens more often than you'd think..
The building is demolished and rebuilt, larger and more modern.
There is also a fast track: plan and permit filed together. With three or more adjoining lots the building rights increase, and neighboring buildings can form a renewed complex here too.
The building stays standing, reinforced and expanded, usually without anyone moving out.
What you get: a safe room, a balcony, a new lobby, sometimes better parking.
And historic buildings? The Shaked track has a route for them too: reinforce, preserve, and the rights pay for it.
Found your track? Now see what it means for your building.
Five questions about your buildingNot sure which track? That's how most buildings start. Send us the address, and we'll come back with an initial picture of your building — at no cost.
Get a free reviewA full set of guarantees, most of them autonomous (on-demand) bank guarantees: cash at the bank, no lawsuit. We lock them in before construction begins.
Guarding your home
Covers the full value of the new apartment and its appurtenances, with triggers the law does not require: a prolonged delivery delay or a continuous work stoppage.
Covers rent for your interim housing — an appraiser's estimate or a signed lease, whichever is higher.
Covers all taxes and levies — sized to the maximum expected liability, plus a safety margin.
Covers the repair of construction defects.
Funds the maintenance reserve for existing owners.
Covers the cost of registering title.
The guarantee that funds enforcement itself: attorneys, fees, and costs — if a guarantee ever has to be called.
Your own attorney can call a bank guarantee to clear the developer’s caution notes — its recorded interest — from your title. With us, that is a condition of signing.
Every guarantee is held in escrow by the owners’ attorney, under instructions no one can change without you. The mortgage on the project secures the developer’s debt — you never guarantee it or owe a shekel.
The law requires the developer to offer owners aged 70+ dedicated compensation alternatives; owners aged 75+ choose for themselves among the options in the first alternative:
If the developer never offered an elderly owner the alternatives they're entitled to, their refusal to sign counts as a reasonable refusal. What counts as reasonable refusal — the full article
The full guide — honoring our eldersNot marketing promises — signed clauses. These are mechanisms this firm has already secured in urban-renewal agreements, from the first square meter to the last guarantee. Every complex is negotiated on its own terms.
New apartment = existing floor area plus a fixed number of square meters, plus a sun balcony. The measurement includes permitted additions and older balconies that were built with a permit.
A planning constraint cost you a balcony or roof space? The contract fixes in advance how much main floor area you get for every square meter lost — 50% for a balcony, 30% for a roof. No haggling after the fact.
A standard, recorded underground space — no stackers, lifts or tandem spots — and an attached storage room wherever the plan allows. Where the plan restricts it, the agreement fixes the substitute compensation in advance.
Owners' apartments from the third floor up, with at least two exposures and a binding commitment to try to keep your current one.
Before the developer's apartments go on the market, owners get an exclusive window to choose a different apartment in the project: a larger one for just the price difference, a smaller one with the difference refunded, or two apartments instead of one.
Owners hold a right of first refusal on any parking spaces and storage rooms left over after allocation — at the developer's list price, less a discount fixed in the agreement.
Your finishes are never below those in the apartments the developer sells — and when the developer upgrades for its buyers, the upgrade applies to you automatically. The agreement defines the scope of the marketing-promotion exception and which apartment types it covers.
Moving partitions, interior doors and electrical outlets — at no cost and with no delivery delay, including architect consultation hours for every apartment.
Paid changes? Priced off the standard "Dekel" price index at a discount fixed in advance, with no processing fee.
A spec item you don't want earns a credit at the higher of the contractor's list price or the credit price in the spec.
Rent at the higher of an apartment-specific appraisal or your actual lease, adjusted annually by CPI or 5% — whichever is higher — paid quarterly, in advance, until you get the keys.
Tens of thousands of shekels per existing apartment, as vouchers for appliances and furniture, handed over by the time you get the keys to the new one — so moving in doesn't come out of your pocket.
Delivery within 40 months of the start of construction, with a grace period of just 30 days. After that — monthly compensation based on the new apartment's value, with no need to prove damages.
Developer profit above the threshold set in the agreement? The surplus is shared with the owners — as extra area, upgrades or cash.
The developer covers the new building's management fees for five years — seven for elderly owners — with the money paid into an escrow account up front.
Want a larger apartment than the one you're due? You pay only the difference — at the developer's list price, less a discount fixed in the agreement before that price list even existed.
Owners hold a right of first refusal on an additional apartment in the project — and, where there are commercial units, on a retail space as well — at a price fixed in the agreement, before it goes on the market.
The developer pays for the move in both directions and the broker's fee for finding the interim apartment — and, for those who need it, packing, disassembly, and help transferring the utility accounts. On top of the apartment itself, every owner receives a grant — cash or vouchers for furniture and appliances — part at move-out, part on delivery of the new apartment.
One owner got extra compensation outside the formula? Everyone is entitled to it. The complex was expanded on better terms? Those terms apply to everyone.
The new apartments are allocated by the owners' appraiser, on transparent scoring reviewed by the owners' committee. The developer has no say.
Attorney, supervisor, appraiser, tax, and insurance advisers for the owners — all funded by the developer. Not a shekel out of your pocket.
The existing apartment is measured by a licensed surveyor, under uniform measurement rules and at the developer's expense, with the choice of surveyor agreed with the owners' committee. Everything you receive is derived from that number.
Every mechanism here comes from a signed agreement this firm negotiated — and every one of them is our opening position in the next negotiation.
Answer five short questions for a first read on your building's readiness — then we complete the full picture together, on a call.
Feasibility check
1Roughly when was the building built?
2How many apartments in the building?
3Safe rooms and an elevator?
4Does a comprehensive renewal plan apply in your city (like H/619 in Holon)?
5Is there interest among the neighbors?
An initial indication only, based on your answers — not a legal or planning opinion.
Your own attorney, who represents the apartment owners only and is chosen by the owners' committee on behalf of all of them. The attorney is retained before the developer bid process, negotiates the compensation, the guarantees, and the schedule, and stays with you until title is registered.
How to choose your own attorneyLess than you've been told. Pinui-Binui (evacuate-and-rebuild): owners of at least 2/3 of the apartments in the project cluster, plus, in each building, 3/5 of the apartments and more than half the common property. A standalone building that is demolished and rebuilt: 2/3 of the apartments and 2/3 of the common property. The law counts apartments, not people, and we run that math with you, apartment by apartment. (General information, not legal advice.)
How the majority is counted, track by trackThe owners' attorney represents you independently of the developer and answers to you alone. It's a net deal for the owners: the developer pays the attorney's fee and the other consultants' fees — that's how these projects are structured.
A complete set: the enhanced Sale Law guarantee at the new apartment's value, plus bank guarantees — most of them autonomous — for rent, taxes, defects, the maintenance fund and registration, and a dedicated delay guarantee we require in our agreements.
In Pinui-Binui the whole complex is demolished and rebuilt as one large project; on the Shaked track (successor to TAMA 38) renewal happens at the building level — reinforcement or demolish-and-rebuild. Each has its own benefits, timelines, and tax treatment.
It depends on the track and the complex's planning status. Where a comprehensive urban-renewal plan applies (like H/619 in Holon), a permit can sometimes be pursued directly — saving 3–5 years.
An excellent starting point: high planning certainty, a more competitive developer bid process, and sometimes a direct route to a building permit with no site-specific rezoning. It's worth checking your lot's exact category — that's exactly what we do.
In our agreements the grace period is just 30 days. After that — monthly compensation based on the rent for the new apartment (not the old one), with no need to prove damages. And in extreme cases — a prolonged delay or a work stoppage — the Sale Law guarantee itself can be called.
Yes, you can sell the apartment mid-project. The agreement protects your right to sell throughout — before the permit, during construction and after delivery — with the guarantees assigned to the buyer and the transfer fee capped at the statutory rate.
Not the developer. The owners' appraiser scores the existing apartments on professional appraisal criteria, the scoring goes to the owners' committee for review, and the allocation follows it, fully transparently.
A new building costs more to maintain than an older one run by a simple house committee — so in our agreements the developer covers the fees for five years for returning owners, and seven for elderly owners and owners with disabilities, with the money paid into an escrow account up front.
The firm runs developer bid processes together with the owners' committee: an organized complex and one process every bidder knows going in. The organizing is the slow part of the project. We've already done it. Offers are measured on what's on the table: what the owners receive, the guarantees behind it, the schedule, and the financial strength to carry it. No offer gets in outside that process.
Reach the office directly on any of these:
An apartment you're buying or selling, a building entering renewal, or a contract waiting on a decision. Leave a name and a number and a senior lawyer on the team will call you back: we hear you out and tell you what the next step is — even when it isn't with us.
