Kitchen Maintenance in Rental Properties in Israel: Who Repairs What?

The line between fixed installation and small appliances

The distinction between what belongs to the landlord and what remains the tenant’s responsibility is simple but often misunderstood. Items attached to the wall or floor, such as the cooktop, range hood, sink, and built-in oven, are considered part of the building. The landlord must ensure they are in good working order at the time the keys are handed over. Conversely, mobile appliances, such as the refrigerator, microwave, or freestanding dishwasher, are generally the tenant’s responsibility, unless the lease explicitly states that they are provided by the landlord.

This separation is not codified by a single law but stems from market practice. In Rishon LeZion, as in the rest of the country, there is no exhaustive list of mandatory equipment. The landlord’s responsibility arises from the working condition observed when the tenant moves in. If a fixed item is defective at signing, it is the landlord’s responsibility to repair it before move-in. If the failure occurs later, it must be determined whether it results from normal wear or negligence.

The shtar ’hov plays a limited role here. This promissory note, signed by the tenant and their arev, serves to secure the payment of rent and charges. It does not cover damage to equipment. A tenant who breaks a built-in oven cannot be pursued via the shtar ’hov for the value of the appliance; they must be taken to court or an amicable agreement must be reached. Proof of the value and condition of the equipment therefore relies on written documents and visual assessments, not on the guarantee contract.

The doud shemesh: specific maintenance

The solar water heater, or doud shemesh, is nearly universal in Rishon LeZion apartments. Although it often supplies the bathroom, it is technically linked to the apartment’s fixed installation. Its maintenance is the landlord’s responsibility, as it is equipment integrated into the housing structure. The difference from the United States is notable: there, replacing a water heater is sometimes the tenant’s choice if it is mobile. Here, the doud shemesh is fixed. Its failure constitutes an emergency for the tenant, who no longer has hot water.

The landlord must hire a specialized technician, not a general plumber. These systems include solar panels on the roof, transfer tubes, and expansion tanks. Annual maintenance is recommended to check the seal and efficiency of the tubes. If the tenant uses a mobile electric water heater as a supplement, that is their business. The landlord is not required to provide the additional energy needed to power this temporary appliance.

We systematically verify the proper functioning of the doud shemesh when handing over the keys. If a problem arises during the lease, we contact an authorized provider. The cost of the repair is borne by the landlord, unless the failure is due to the tenant’s misuse, for example, the freezing of tubes in winter if precautions were not taken. Proof of the tenant’s negligence must be established by a technical report, as tenants tend to blame the fixed installation for any temperature issue.

The mazgan: refrigeration and maintenance

The air conditioner, or mazgan, is often installed in the kitchen or main room to regulate heat. The division of responsibilities is clear: the tenant cleans the filters and ensures routine maintenance. The landlord handles refrigeration, meaning gas recharging and the repair of mechanical components. This distinction is crucial because the cost of refrigerant gas is high.

Concrete case: if the mazgan leaks on the kitchen floor due to natural wear of the seals, the landlord must intervene. They must have the leak documented by a professional before asking the tenant to reimburse anything. The absence of a usage inspection means the landlord must keep the annual maintenance invoices for the mazgan. These documents prove that they fulfilled their duty of care. Without them, it is difficult to demonstrate that the failure was not predictable.

If the leak is due to a mechanical shock, for example, a piece of furniture moved abruptly against the indoor unit, the responsibility lies with the tenant. The landlord must then have the damage assessed by an expert. They cannot simply bill the tenant for the repair cost without proof. The procedure is the same as for other equipment: assessment, estimation, payment. If the mazgan is very old, the landlord may decide to replace it rather than repair it, but they must inform the tenant. For more details on related installations, see our article on Checking the electrical installation of an apartment before renting in Israel.

Implicit inventory and photographic proof

In Israel, there is no mandatory legal contradictory inventory as in France. Proof of the condition relies on dated photos and an inventory signed by both parties. In Rishon LeZion, serious landlords use management applications to document the condition of the cooktop, oven, and sink at signing. Each scratch, each stain, each crack must be photographed and mentioned in the report.

If a dispute arises over a scratch on the stainless steel sink, only a bedek bayit (professional inspection) can determine whether it is normal wear or intentional damage. The bedek bayit is not a legal obligation, but a common practice to settle disputes. The professional inspects the apartment and drafts a report that serves as proof in court.

We recommend that landlords take high-resolution photos of each kitchen appliance. Wide shots and details must be included. If a tenant disputes the condition of a built-in oven, the photos from the key handover are the first line of defense. Without this proof, the landlord is in a weak position. The tenant can claim that the damage already existed. The precision of the photos is therefore essential. A simple blurry shot will not convince a judge or a mediator.

The vaad bayit and structural work

If the kitchen requires major work, such as a overhaul of the plumbing or electricity, this often falls under the vaad bayit (condominium fees) if the pipes run through the building walls. The landlord should not pay twice. They must verify if the vaad bayit covers the repair of the load-bearing wall or the drainage column, before intervening on the private part.

The distinction is clear: the landlord pays for the repair of the pipe in their apartment. The condominium association pays for the repair of the pipe in the hallway or the ceiling of the apartment below. If a leak comes from a joint in the wall separating two apartments, the vaad bayit must intervene. The landlord must report the problem to the association and wait for their intervention. They should not pay a plumber for a repair that falls under the condominium.

This distinction is often a source of conflict. Tenants think that everything in their apartment is the landlord’s responsibility. That is false. Structural and common elements are the responsibility of the vaad bayit. The landlord must clearly explain this difference to the tenant. They must provide the association’s contact details and indicate who to contact in case of a structural problem. If the vaad bayit does not react, the landlord can intervene, but they will have to request reimbursement from the association. Proof of the reimbursement request must be kept.

Normal wear and damage: the case of the floor

The kitchen tile or linoleum wears naturally. The tenant is not responsible for normal wear, even if the floor is damaged after five years. Light stains, superficial scratches due to traffic, are part of normal wear. The landlord cannot bill the tenant for these.

Conversely, a deep stain due to a misused chemical product or a floor fracture due to a shock is damage. The landlord must call an expert to assess the replacement value of the floor. The objective is to quantify the exact damage, not to perform a safety check. The expert must determine the cause of the damage and the value of the repair.

If the damage is proven, the landlord can deduct the repair cost from the deposit or request reimbursement. Proof relies on the expert’s report and repair invoices. The landlord must keep all documents. If the tenant disputes it, the expert’s report is the main proof. It is important to choose a neutral and recognized expert. An expert chosen by the landlord can be challenged by the tenant. Neutrality is key for the report to be accepted by a court.

The impact of equipment on the arnona

The installation of heavy equipment, such as an integrated wine cellar or a home theater, can modify the classification of the living area and therefore the arnona (municipal tax) rate. The landlord must check with the Rishon LeZion city hall if the addition of a room or the modification of the kitchen affects the tax calculation.

It is the landlord’s responsibility to ensure that the arnona is up to date. A tenant will not pay an incorrect municipal tax, even if the lease provides for it. If the arnona increases due to structural modifications, the landlord must inform the tenant and adjust the charges. If the tenant refuses to pay, the landlord must prove that the modification was approved by the city hall and that the arnona was recalculated.

The arnona is paid to the city hall. The landlord must regularly check the amount and the payment. If the arnona is not paid, the city hall can place a lien on the building. This is a major risk for the landlord. They must therefore closely monitor the payment of the arnona. Kitchen equipment does not directly modify the arnona, but the work accompanying it can. It is therefore necessary to distinguish the equipment from the structure.

Repair procedure in case of emergency

In case of a major leak or short circuit, the landlord must act immediately, even if they are in the United States. They can authorize GII to hire a local technician. The cost of the repair is borne by the landlord if the failure is due to wear or a manufacturing defect. If the failure is due to the tenant’s negligence, the landlord must have the damage documented before repairing.

The procedure is as follows: the tenant reports the failure. The landlord or their representative (GII) contacts a technician. The technician intervenes and drafts a report. The landlord decides on the repair. If the tenant’s responsibility is engaged, the landlord asks them to pay. If the tenant refuses, the landlord can take legal action.

We manage these emergencies for our clients. We contact the technicians, supervise the work, and bill the tenants if necessary. The landlord does not have to travel. They receive a detailed report and the invoices. This management is included in our property management. For other equipment, such as the pool, the cost distribution is different. See our article on Pool maintenance and rental in Israel: who pays what? to understand the specifics of each equipment.