Urban renewal
Pinui-Binui or reinforcement – this deal decides where you will live for the next decade. We represent the owners, and only them.
Pinui-Binui and building reinforcement
Urban renewal lawyers acting for apartment owners only – in Pinui-Binui (evacuation and reconstruction), reinforcement and demolition-and-rebuild projects in Petah Tikva, Givatayim, Ramat Gan, Bnei Brak and Tel Aviv. Services also in Russian.
Following the phase-out of TAMA 38, most projects now proceed under local plans and alternative tracks set by municipalities. The first question is therefore planning: what may be built on your plot, and under which track. Protected-space (safe room) requirements increasingly shape the new apartments and the feasibility of projects.
Representing owners
- Competitive, transparent selection of a developer and review of its experience and stability.
- Negotiating consideration, guarantees, alternative housing, timetables and specification.
- Special protection for elderly owners and owners with disabilities.
- Through to handover and registration of the new condominium.
Required majority and "refusing tenants"
Under the Pinui-Binui (Encouragement of Projects) Law, the court may hold an owner who unreasonably refuses liable in tort, or approve the deal and appoint a signatory, once a "special majority" agreed: owners of two-thirds of the apartments in the cluster, at least three-fifths in each building, and more than half of the common property. Refusal is not unreasonable where the deal is not economically viable, adequate alternative housing or security was not offered, or in special personal circumstances.
Tax exemption on the replacement apartment
An owner who sells all rights to the developer and receives one replacement apartment is exempt from betterment tax up to a statutory value ceiling, plus rent and associated expenses (Real Estate Taxation Law, urban-renewal exemption). Elderly owners may receive two replacement units tax-free.