Breakdown of Maintenance Costs in Israel

A tenant reports a water leak or a broken air conditioner. Determining who must fund the technical intervention is the primary source of friction between a landlord and an occupant in Israel. The allocation of costs is not based on an exhaustive list fixed by law, but on the distinction between structural wear and daily usage.

The use of the doud shemesh and mazgan in cost allocation

The operation of thermal equipment in Israel requires differentiated management. The doud shemesh, a solar water heating system, is standard in most residences. The landlord is responsible for replacing structural components of the system, such as solar panels or the main tank, following a technical failure related to the age of the installation. The tenant is responsible for replacing consumable elements, such as the electrical heating element if it burns out due to intensive use.

Regarding the mazgan, responsibility follows the logic of usage. We recommend defining these points precisely in the lease agreement. The tenant must ensure regular cleaning of the filters to maintain the efficiency of the unit. A mazgan with clogged filters consumes more electricity and risks a compressor failure. If the failure results from a lack of filter maintenance, the repair cost is the tenant’s responsibility. If the failure stems from a defect in the outdoor unit or an obsolete internal component, the landlord finances the intervention. To explore these technical questions further, consult our article on mazgan in rentals: maintenance, breakdowns, and responsibilities.

Preventive maintenance of this equipment limits emergency interventions. An annual check of solar installations prevents pipe corrosion, a repair that falls under the building’s structure rather than the tenant’s usage.

Managing plumbing failures and arnona

Plumbing is a frequent expense. The distinction is based on the origin of the problem: the piping embedded in the walls or the visible sanitary device. If a main pipe fails under the building or within the partitions, the repair is the landlord’s responsibility. If the problem stems from a sink clogged by residue or a toilet mechanism failing due to repeated use, the tenant finances the unblocking or the replacement of the part.

An unreported leak can have a direct impact on local taxation. In Israel, the municipal tax arnona is calculated based on the surface area and usage of the property. A significant leak, especially if it affects meters or common infrastructure, can lead to adjustments or penalties from the municipality. The landlord must therefore demand immediate reporting of any infiltration to protect their tax situation.

The vaad bayit manages the maintenance of the building’s common areas. Management fees, including the elevator, hallway lighting, and stair cleaning, are paid by the tenant as part of the building charges. The landlord should not pay these daily operating costs, unless otherwise stated in the lease. However, the landlord remains responsible for major repairs affecting the building’s structure, such as roof waterproofing or repairing a major elevator failure.

The tenant is responsible for damage they cause in shared spaces. If a move or inappropriate use damages the common area walls or the elevator, the vaad bayit may claim reimbursement for the restoration costs. The landlord must then seek reimbursement from the tenant. In the event of a claim affecting the building (fire, major water damage), the landlord must report it to the building committee to coordinate interventions with insurance companies and the vaad bayit.

Securing repairs via the promissory note and the lease agreement

To guarantee landlord protection, the lease agreement should be accompanied by a promissory note. This note serves to guarantee the payment of due sums, including repairs that the tenant should have performed but neglected. The promissory note is not insurance, but a signed acknowledgment of debt that facilitates the recovery of funds in case of a dispute regarding the condition of the apartment.

We draft specific maintenance clauses in the lease agreement to avoid conflicting interpretations. These clauses list the equipment for which routine maintenance is the tenant’s responsibility. To limit disputes when the tenant moves out, we perform a precise move-in/move-out inspection. This document compares the initial state of the apartment with the final state, allowing for the use of the promissory note if damages unrelated to normal wear and tear are found. To understand the critical points of managing your property, read our article on apartment maintenance in Israel: key points of vigilance.

The tabou (land registry). In contrast, major renovation work, such as replacing the electrical system or overhauling the plumbing, contributes to preserving the asset’s value. The tenant never participates in these renovation works.

The distinction between usage repair and renovation is crucial for managing your estate. A usage repair is a one-off intervention to maintain functionality. A renovation is an investment aimed at improving the property’s condition. We advise keeping a record of all technical interventions. Repair invoices and service reports serve as evidence during the resale of the property or when re-renting. This allows you to justify the condition of the apartment to future buyers or tenants and prove that the property has been maintained according to Israeli market standards. To delegate these tasks, consult our property management services.