Choosing a Contractor in Herzliya: Key Steps

To choose a contractor in Herzliya, you must demand an extract from the tabou to confirm ownership, obtain a shtar ’hov signed by an arev, and schedule a bedek bayit at the end of the project. Selection relies on verifying the company’s tax registration and the artisan’s ability to respect vaad bayit rules. Never release funds without intermediate technical validation and proof of compliance with the reshut ha-misim.

Verify legal existence and compliance with the tabou

Before signing a construction contract, the first step is to identify the true identity of the owner and the legal status of the building. We systematically request an extract from the tabou to ensure that the person ordering the work holds the rights to the property and to verify the absence of mortgages or liens that could block the project. Working with a contractor on a property with contested or encumbered ownership can lead to major legal complications.

Company registration is the second control point. Unlike in some other countries where artisan rating databases are more accessible, in Israel, you must manually verify the existence of the company through official registries. We proceed by verifying the contractor’s tax registration number to confirm they are an active entity. If the work affects the actual structure of the building, we verify the validity of the specific operating license required for this type of intervention.

• Demand an extract from the tabou to confirm the owner’s identity and the absence of blocking liens or mortgages.
• Check the company’s registration with Israeli registries to avoid providers without legal existence.
• Verify the validity of the contractor’s operating license for work affecting the building structure.
• Perform a manual search of the artisan’s tax identity, in the absence of a centralized rating system.

Secure the contract through the shtar ’hov and the arev

The construction contract must detail the execution schedule and applicable delay penalties precisely. To protect your capital, we recommend using a shtar ’hov. This promissory note is signed by the contractor or their guarantor. It is not insurance, but a legal document that guarantees payment for materials and the proper execution of tasks. In the event of default, this document facilitates the recovery of the funds committed.

Identifying the arev is equally crucial. The arev is the guarantor who must be financially capable of responding if the construction company goes bankrupt or abandons the site. A common local practice is to never pay the full amount upon signing. We operate through technical validation stages: each payment is triggered by the verification of actual work progress. For owners residing abroad, this method is essential to avoid financial disputes. You can consult our guide on Managing construction and emergencies in Israel: a guide for remote management to understand these protection mechanisms.

Anticipate the impact on the vaad bayit and the building community

Any construction project in Herzliya impacts common areas. Before any intervention on the facade or in the hallways, we obtain written agreement from the vaad bayit. Failure to respect the building’s rules can lead to the immediate stoppage of work by the municipality or the building management. The contractor must strictly respect noise hours and waste management protocols imposed by the building.

We hold the contractor responsible for the condition of common areas. Transporting heavy materials or debris can damage elevators or entrance halls. In Israel, the management of access and nuisances is often more direct and less formalized by written building regulations than in other regions, which requires increased vigilance on our part. We ensure that the contractor provides protection for common surfaces before operations begin. If you have questions about the global management of your property, we invite you to consult our property management services.

Inspect specific installations: doud shemesh and mazgan

Renovating an apartment in Israel involves specific technical systems that a general contractor might overlook. We require a professional to certify the condition of the doud shemesh before starting roofing work. A poorly maintained or improperly connected solar water heater can cause costly leaks for you and your neighbors. Similarly, installing new mazgan models requires verifying the electrical capacity available in the apartment’s panel to avoid any grid overload.

Checking the plumbing related to the solar system is a technical verification step that we do not neglect. Here are the control points we apply:

• Condition of the fastenings and the watertightness of the doud shemesh connections.
• Electrical compliance of air conditioning units and mazgan.
• Verification of the drainage capacity for condensation water.
• Inspection of the seal integrity in wet areas.

Control the watertightness and security of the mamad

The mamad is a secure room whose structure must under no circumstances be modified by an unqualified contractor. Any modification to the walls or structural reinforcements can compromise the room’s function as a shelter. We require the contractor to strictly follow the original plans of the secure room. During a renovation, we bring in a professional to verify the watertightness of the mamad door seals, a critical point for occupant protection.

Ventilation is another major technical aspect. We verify the compliance of the ventilation systems integrated into the mamad to guarantee air renewal in an emergency. In Israel, the absence of civil security standards as strict as those in some other countries for shelter rooms requires not relying solely on the artisan’s word. We perform a visual and technical verification of the ventilation ducts and emergency openings.

Manage tax obligations and the reshut ha-misim

Every expense related to the work must be documented to be tax-deductible. We require compliant invoices to justify expenses to the reshut ha-misim. The contractor must be in good standing with mas hachnasa payments. A provider who does not declare their income exposes the owner to administrative complications when justifying expenses. We verify the validity of every invoice before proceeding with any payment.

Keeping these documents is essential for your future taxes. When reselling your property, these invoices will serve to justify the increase in the property’s cost basis, which will impact the calculation of mas shevach (capital gains tax). We organize rigorous payment tracking to ensure the traceability of the investment.

Supervise project completion with a bedek bayit

The acceptance of work should not be a mere verbal formality. We organize a bedek bayit, a building inspection performed by an independent professional, to identify any defects or non-compliance. This step allows for a comparison between the completed work and the initial quote and plans validated before the start of the project. Inspection is a voluntary step in Israel, but it is indispensable for protecting owners, especially those who cannot be physically present.

The inspection report generated by the professional serves as a legal basis to demand the correction of defects. We only authorize final payment once all reservations issued during the bedek bayit have been resolved by the contractor. This rigor in supervision is what maintains the value of your real estate assets. To better understand how we select our partners, read our article on how to choose a property manager in Israel: key criteria.