{"id":1055431,"date":"2026-06-17T00:58:38","date_gmt":"2026-06-16T21:58:38","guid":{"rendered":"https:\/\/shtetel.co.il\/?p=1055431"},"modified":"2026-06-17T00:58:40","modified_gmt":"2026-06-16T21:58:40","slug":"%d7%94%d7%9e%d7%a6%d7%99%d7%90%d7%95%d7%aa-%d7%94%d7%97%d7%93%d7%a9%d7%94-%d7%a9%d7%9c-%d7%a4%d7%99%d7%a0%d7%95%d7%99-%d7%91%d7%99%d7%a0%d7%95%d7%99-%d7%97%d7%9e%d7%93%d7%a0%d7%95%d7%aa-%d7%99%d7%aa","status":"publish","type":"post","link":"https:\/\/shtetel.co.il\/en\/news\/1055431\/","title":{"rendered":"The new reality of eviction-construction: Excessive greed is a sure recipe for a stalled project"},"content":{"rendered":"

In the age of ballistic missiles, the big story is no longer just more meters for a specification or an extra room; the story is life itself, and the security provided by a new apartment with a security system.<\/strong> \u2022 Yaakov Reinitz, real estate consultant, on the new reality of eviction-construction<\/strong><\/p>\n\n\n\n

This column does not deal with political crises, but it is impossible to ignore the clear insight that emerges from the failed deal that Donald Trump signed with Iran on his 80th birthday. <\/p>\n\n\n\n

The new reality makes it clear that we are likely to face short combat rounds lasting several days, in which ballistic missiles will cross the skies of the Middle East as a matter of routine.<\/p>\n\n\n\n

This security reality has a direct and inevitable impact on the local real estate market: it creates a completely rigid demand for apartments that include a military base, and pushes for continued accelerated promotion of evacuation-reconstruction programs, simply because it has become clear, in practice, that this is a life-saving product.<\/p>\n\n\n\n

But alongside the surge in the importance of protected space, tenants must wake up to the new economic reality: the era of euphoria, in which apartment owners could demand and receive exorbitant and inflated returns in urban renewal projects, is coming to an end.<\/p>\n\n\n\n

The complex economic reality of the last two years, including high interest rates, a surge in financing costs, and an unprecedented increase in the price of construction inputs, is pushing hundreds of projects towards the red line of economic unviability.<\/p>\n\n\n\n

<\/p>\n\n\n\n

The result on the ground: Many developers are forced to return to the apartment owners, open signed contracts and demand significant concessions in order to prevent the collapse and cancellation of the projects. The decline in the economic attractiveness of the projects is already being translated into numbers on the ground. The data shows that there has been a sharp decrease of approximately 20% in the submission of applications for building permits for urban renewal in the Tel Aviv area, alongside a decrease of approximately 5% in the start of construction on these projects.<\/p>\n\n\n\n

Legal experts in the industry indicate that this is a widespread phenomenon: in a large number of projects currently being promoted, the companies have been forced to reopen agreements with tenants. In areas of significant demand in the center of the country, the phenomenon encompasses a very significant portion of contracts signed in the past.<\/p>\n\n\n\n

The main reason for this is that many plans began moving forward several years ago, during a period of boom and euphoria in the real estate market. However, when the initial profit margin is planned at only about 15%, a slight macroeconomic change is enough to completely wipe out profitability.<\/p>\n\n\n\n

And this is to my knowledge, opening an existing contract is a complex process that is carried out with no choice, with both parties understanding that the alternative of canceling the project is much worse. <\/p>\n\n\n\n

To avoid lengthy planning delays in the planning committees, most of the changes do not concern the area of \u200b\u200bthe apartment itself - which would have required redesign - but rather the "economic envelope":<\/p>\n\n\n\n

\u2022 Waiver of rent: Many tenants are forced to cover the rental costs themselves during the construction period, or agree to a deductible for these costs.<\/p>\n\n\n\n

\u2022 Lower technical specifications: Reducing the quality of materials or the level of finish originally promised.<\/p>\n\n\n\n

\u2022 Waiver of related benefits: self-payment for parking, storage or other attachments.<\/p>\n\n\n\n

<\/p>\n\n\n\n

For many tenants, especially elderly or indigent populations, waiving monthly rent creates real cash flow difficulties, which sometimes requires creative financing solutions in cooperation with lending banks.<\/p>\n\n\n\n

Leading figures in the industry emphasize that one of the main weaknesses is the long period of time that elapses from the moment the rights are determined by the planning committees until actual implementation. The original appraisal analysis of the project becomes irrelevant over the years, and the ones who pay the price are the tenants who remain stuck in old, crumbling, unprotected buildings.<\/p>\n\n\n\n

Therefore, the conclusion from here is simple: choose an experienced developer in the field of urban renewal, conduct tough negotiations to get the most, but under no circumstances stretch the rope to the realm of extortion. <\/p>\n\n\n\n

In the current economic era, excessive greed is a surefire recipe for a stalled project; inflated requirements today will come back to haunt you tomorrow as an open contract and a much more painful compromise during the execution phase.<\/p>\n\n\n\n

When the developer offers you sensible and reasonable changes, sign and move forward. In the age of ballistic missiles, the big story is no longer just more meters for a specification or an extra room; the story is life itself, and the security that a new apartment with a security system provides.<\/p>\n\n\n\n

\u2022 Yaakov Reinitz is a real estate consultant and lecturer.\u00a0<\/strong>\u00a0To schedule a consultation -\u00a0Click here<\/mark><\/a><\/p>","protected":false},"excerpt":{"rendered":"\u05d1\u05e2\u05d9\u05d3\u05df \u05d4\u05d8\u05d9\u05dc\u05d9\u05dd \u05d4\u05d1\u05dc\u05d9\u05e1\u05d8\u05d9\u05d9\u05dd, \u05d4\u05e1\u05d9\u05e4\u05d5\u05e8 \u05d4\u05d2\u05d3\u05d5\u05dc \u05d4\u05d5\u05d0 \u05db\u05d1\u05e8 \u05de\u05d6\u05de\u05df \u05dc\u05d0 \u05e2\u05d5\u05d3 \u05de\u05d8\u05e8\u05d9\u05dd \u05dc\u05de\u05e4\u05e8\u05d8 \u05d0\u05d5 \u05d7\u05d3\u05e8 \u05e0\u05d5\u05e1\u05e3; \u05d4\u05e1\u05d9\u05e4\u05d5\u05e8 \u05d4\u05d5\u05d0 \u05d4\u05d7\u05d9\u05d9\u05dd \u05e2\u05e6\u05de\u05dd, \u05d5\u05d4\u05d1\u05d9\u05d8\u05d7\u05d5\u05df \u05e9\u05de\u05e1\u05e4\u05e7\u05ea \u05d3\u05d9\u05e8\u05d4 \u05d7\u05d3\u05e9\u05d4 \u05e2\u05dd \u05de\u05de\"\u05d3 \u2022 \u05d9\u05e2\u05e7\u05d1 \u05e8\u05d9\u05d9\u05e0\u05d9\u05e5, \u05d9\u05d5\u05e2\u05e5 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[…]","protected":false},"author":47,"featured_media":1048425,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[4],"tags":[65556,65557,4332],"class_list":["post-1055431","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-4","tag-65556","tag-65557","tag-4332"],"acf":[],"yoast_head":"\n\u05d4\u05de\u05e6\u05d9\u05d0\u05d5\u05ea \u05d4\u05d7\u05d3\u05e9\u05d4 \u05e9\u05dc \u05e4\u05d9\u05e0\u05d5\u05d9-\u05d1\u05d9\u05e0\u05d5\u05d9: \u05d7\u05de\u05d3\u05e0\u05d5\u05ea \u05d9\u05ea\u05e8 \u05d4\u05d9\u05d0 \u05de\u05ea\u05db\u05d5\u05df \u05d1\u05d8\u05d5\u05d7 \u05dc\u05e4\u05e8\u05d5\u05d9\u05e7\u05d8 \u05ea\u05e7\u05d5\u05e2 - \u05e9\u05d8\u05e2\u05d8\u05dc<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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