Urban renewal and pinui-binui The guide for apartment owners and residents' committees
Is your building about to be renewed? Here you will find the difference between pinui-binui (evacuate and rebuild), building renewal and TAMA 38, the majority required and what the law says, how to choose a residents' lawyer and supervisor, and a directory of 172 developers and contractors by region.
- 172 developers and contractors in the directory
- 7 regions of Israel
- Current as of October 2026
Three tracks for renewing the building
The track depends on the size of the plot, the number of buildings, the plans that apply to the neighbourhood and the municipality's policy.
| Pinui-binui | Building renewal | TAMA 38 | |
|---|---|---|---|
| What happens to the building | The compound is demolished and rebuilt | Strengthening and addition, or demolition and construction | Strengthening and addition, or demolition and construction |
| Scope | One building or several buildings | A single building or several plots | A single building |
| Planning basis | Usually a new town building plan | A plan at the local planning committee under Amendment 139 (the "Shaked plan") | A permit under the national plan |
| Majority required | Two thirds in the compound, three fifths in each building | Under the Strengthening Law (חוק החיזוק), usually two thirds | Under the Strengthening Law, usually two thirds |
| Estimated duration | Many years, usually 7 to 10 or more | Shorter than pinui-binui | The shortest |
| Status today | Active | Active, with no expiry date | Expired, and no new application can be submitted |
This is a summary only. Every case should be reviewed individually with a lawyer who specialises in the field.
The full details, with references to sections of the law, are on the pinui-binui, building renewal and TAMA 38 pages.
From getting organised to getting the keys
This is what an urban renewal project looks like from the apartment owners' point of view. At every stage there are decisions best made with a lawyer and a supervisor acting for you.
Getting organised and choosing a residents' committee
The apartment owners choose a residents' committee to manage contact with the professionals and the developers.
Choosing a residents' lawyer and supervisor
Before you sign anything. They check what can be built and draft the requirements for the developers.
Choosing a developer in a competitive process
Several developers submit offers based on the same requirements, and the residents choose.
Negotiation and signing
Consideration, technical specification, alternative housing, guarantees and timetables. With the first signatures, the majority required by law starts to build up.
Planning and building permit
In pinui-binui a new town building plan is usually approved first, and only then is a permit issued. In building renewal the local planning committee approves a plan for the building, and sometimes it also serves as the permit.
Evacuation and alternative housing
The developer provides guarantees and pays rent, and the apartment owners vacate the building.
Construction
The residents' supervisor oversees the works and reports to the residents' committee.
Handover and registration
Inspecting the apartment before receiving the keys, inspection and warranty periods under the Sale (Apartments) Law (חוק המכר (דירות)), and registration of the new apartment in your name.
For residents and residents' committees
Have you received an offer from a developer, or is your building just starting to get organised? Send us the building's details, and we will get back to you for an introductory call about the suitable track, the majority required and the first steps.
- An initial check of the possible track for the building
- Support in choosing a residents' committee, a supervisor and a developer in a competitive process
- Negotiating the consideration and the guarantees up to signing
For companies
The directory is compiled and maintained by the firm from public sources. A listed company that wishes to correct or remove its details, or to contact us about another matter, is welcome to leave its details.
The guides on this site
Each guide stands on its own, with references to sections of the law and to official sources.
- Pinui-binuiWhat it is, the majority required, the consideration and the stages
- Building renewal and the Shaked planThe track that replaced TAMA 38
- TAMA 38What is left of it, and the situation today
- Essential information for residentsRights, residents' committee, holdout owners, older owners, taxation
- Standard guaranteesWhich bank guarantees to require from the developer, and what each one secures
- LegislationThe main laws and the important sections
- Residents' lawyerWhat the lawyer does, and how to choose one
- Residents' supervisorThe supervisor's role at each stage, and a list of supervision firms
- Organisers and accompanying companiesThe Organisers Law, the agreement period and what to check before signing
- Buildings damaged by missilesThe new law on rehabilitation by way of pinui-binui
Frequently asked questions
What is urban renewal?
Urban renewal is a general name for projects in which an old building, or a compound of several buildings, is strengthened or demolished and rebuilt. The developer receives additional building rights and sells the new apartments, and the owners of the existing apartments receive a new or renovated apartment without paying for it. The main tracks are pinui-binui, building renewal and TAMA 38.
What is the difference between pinui-binui and TAMA 38?
Pinui-binui is usually carried out in a compound of several buildings, and usually requires a new town building plan, which is generally approved by the district planning committee. The buildings are demolished and rebuilt. Building renewal, which replaced TAMA 38, is suited mainly to a single building or to several adjacent plots: the local planning committee approves a plan for the building in line with the municipality's policy, so the process is shorter, but the scope is more limited. TAMA 38 itself was based on a building permit alone, and it is no longer open to new applications.
Do the apartment owners pay anything?
In a standard project the apartment owners do not pay. The developer bears the costs of planning and construction, the fees of the residents' lawyer, supervisor and appraiser, and usually also the rent during the construction period. In most cases there is an exemption from land appreciation tax (mas shevach) and from purchase tax, under the conditions set in the law.
How long does a pinui-binui project take?
Usually several years: getting organised and choosing a developer, approval of a town building plan, a building permit and construction. A project in a large compound can take a decade or more. In building renewal the process is shorter, because the plan is approved by the local planning committee, and sometimes it also serves as the permit.
When do you need a residents' lawyer?
Before signing any document with a developer or organiser, even if it is presented as a "letter of intent" only. The residents' lawyer supports the choice of developer, conducts the negotiations on the consideration and the guarantees, and accompanies the project until the new apartments are registered. How to choose a residents' lawyer.
This is a summary only. Every case should be reviewed individually with a lawyer who specialises in the field.
Contact
This site was built by Eliaz Danos Law Office, which specialises in representing residents.
- Address
- 2 Weizmann St., Tel Aviv
- Phone
- 03-6917878
- ari@lipka.co.il