The agreement sets your terms.
Urban renewal attorneys — representing apartment owners
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.
Drag across to see both sides
What's in it for you?
We believe this wholeheartedly: when a building is renewed, life changes for the people who live in it — and the whole city gains.
A new, larger apartment
A reinforced safe room, balcony, elevator, and parking — at no construction cost to you.
Higher property value
A new apartment in a new building is worth significantly more.
Emergency readiness
A code-compliant safe room and an earthquake-resistant building.
Quality of life
A new lobby, new infrastructure, a renewed environment.
Upgraded infrastructure
Electrical, plumbing and communications — all new.
Sustainability
Green construction, accessibility, and a renewed streetscape.
Easing the housing shortage
More homes on the same land, in the heart of the city — a real answer to Israel's housing crunch.
Attainable housing
New supply in established neighborhoods — homes the next generation can actually afford.
Social integration & local growth
A renewed neighborhood draws businesses, services and a diverse community back to the street.
Our motto
You are the landowners. You are the project.
You make the decisions — and you shape the outcome.
What this means in practice
The bid process works for you
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.
The decision is always yours
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.
The project's 13 stages
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.
The road, chapter by chapter
The stages in your hands
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.
The work is with the developer and the authorities
Zoning plan, designation, permit. These are the stages where the work moves through the planning bodies, the state and the developer.
The protections go to work
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 initial decision
The owners decide
The owners meet, and the required majority starts to take shape.
Read the full guideElecting the owners' committee
The owners elect
Electing the committee that leads — the engine of the whole project.
Read the full guideChoosing the attorney
The committee, for all owners
The owners' attorney — paid by the developer, loyal only to you.
Read the full guideSupervisor & advisers
The committee chooses, your attorney advises
A construction supervisor and consultants who protect your interests on site.
Read the full guideThe developer bid process
Run for you, decided by you
A wide bid process = more bids = competition = the best terms. That's the whole game.
Read the full guideSigning the agreement
Your 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 guideNew zoning plan*
Developer files, the committee approves, planning bodies decide
Approval of the detailed plan — the project's planning milestone.
Read the full guideDesignation*
You 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 guideThe building permit
Developer applies, the committee signs, the licensing authority approves
The permit that puts shovels in the ground.
Read the full guideReceiving the guarantees
You 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 guideInterim housing & construction begins
Your move-out starts the clock, the contractor begins
Moving to developer-funded housing — and construction starts.
Read the full guideCompletion & delivery
Contractor delivers, your supervisor inspects
Receiving the new apartment — supervised through to full handover.
Title registration
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
Which track fits your building?
Every complex has a right track. We read the planning picture — and choose the fastest, safest route to your new apartment together with you.
Pinui-Binui
- The municipal-authorities track
- The taxation (developers) track
Designation of the complex grants legal certainty and tax benefits.
The Shaked track
- Complex-level renewal
- Building-level renewal
- Reinforcement & densification
- Demolish & rebuild
Building-level — except for consolidation and re-subdivision of 3+ adjacent lots.
Comprehensive urban-renewal plan
- A building permit directly under the plan — no site-specific rezoning
- 3–5 years saved on the timeline
- Examples: H/619 Holon · TA/5555 Tel Aviv
Found your track? Now, what it means for your building.
Five questions about your buildingThe guarantee framework
A complete set of guarantees, most of them autonomous (on-demand) bank guarantees — that's the standard we set in the agreement, before construction begins.
An autonomous bank guarantee is real money at the bank: no court proceedings — you go straight to the bank and draw on it.
Guarding your home
Sale Law — enhanced
A guarantee for the full value of the new apartment and everything attached to it, with trigger events we add beyond what the law requires: a prolonged delivery delay or a continuous work stoppage.
Rent
Covers rent for your interim housing — an appraiser's estimate or a signed lease, whichever is higher.
Taxes & levies
Covers all taxes and levies — sized to the maximum expected liability, plus a safety margin.
Defects (bedek)
Covers the repair of construction defects.
Maintenance fund
Funds the maintenance reserve for existing owners.
Registration
Covers the cost of registering title.
Legal costs
The guarantee that funds enforcement itself: attorneys, fees, and costs — if a guarantee ever has to be called.
Caution-note cancellation guarantee
At signing, caution notes — Israel's recorded notice of the developer's interest — are registered against your apartments. In our agreements they come with a dedicated bank guarantee that funds their removal, which your own attorney can call on independently, without relying on anyone else. Your title comes back to you clean. We are among the pioneers of this guarantee, and with us it is a condition of signing.
Every guarantee is held in trust by the owners’ attorney, under trustee instructions that cannot be changed without you. And the mortgage the lending bank records on the project — the debt behind it is the developer’s alone: you never guarantee it and never owe a shekel on it.
The alternatives for owners aged 70+
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 eldersThe standard we set in the contract
Not 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.
The physical package
A fixed formula for size
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.
Conversion ratios instead of arguments
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.
Standard parking, attached storage
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.
Position and exposure
Owners' apartments from the third floor up, with at least two exposures and a binding commitment to try to keep your current one.
The choice stays with the owners
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.
What's left in the garage
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.
A spec that only goes up
A floor on quality
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.
Free owner changes
Moving partitions, interior doors and electrical outlets — at no cost and with no delivery delay, including architect consultation hours for every apartment.
A price cap on changes
Paid changes? Priced off the standard "Dekel" price index at a discount fixed in advance, with no processing fee.
Credit at the higher of the two
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.
Money and time
Rent that doesn't erode
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.
A timeline with teeth
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.
Partners in the upside
Developer profit above the threshold set in the agreement? The surplus is shared with the owners — as extra area, upgrades or cash.
Management fees covered
The developer covers the new building's management fees for five years — seven for elderly owners — with the money deposited up front in a trust fund.
Upgrade at a pre-set discount
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.
First refusal on an additional apartment
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 move — at the developer's expense
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.
Transparency and fair calls
A benefit for one — a benefit for all
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.
Allocation without favoritism
The new apartments are allocated by the owners' appraiser, on transparent scoring reviewed by the owners' committee. The developer has no say.
A net deal
Attorney, supervisor, appraiser, tax, and insurance advisers for the owners — all funded by the developer. Not a shekel out of your pocket.
The measurement that sets the base
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.
Five questions. A first snapshot of where your building stands.
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.
What apartment owners ask us.
What majority is required to start urban renewal?
The required majority has been lowered significantly in recent years and varies by track. We check exactly where your complex stands and guide you through building that majority, step by step. (General information, not legal advice.)
Who pays for our attorney?
The owners' attorney represents you independently of the developer and answers to you alone. The developer pays the fee — that's how these projects are structured.
What guarantees do we receive?
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.
What's the difference between Pinui-Binui and the Shaked track?
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.
How long does a project take?
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.
Our building is inside a comprehensive plan. What does that mean?
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.
What happens if the developer is late on delivery?
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.
Can we sell the apartment mid-project?
Yes. 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.
Who decides which new apartment we get?
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.
Who pays the management fees in the new building?
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 deposited up front in a trust fund.
Other subjects that come up on the way
More developers bidding means better terms for the owners
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:
A conversation with a real estate lawyer, wherever you are in the process.
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.