Living Abroad? How to Handle a Difficult Tenant in Israel Remotely

• Response time – An overdue payment that goes unnoticed can turn into several months of debt. Without someone monitoring payments, the problem is discovered late.


• Physical presence – Inspecting the apartment, serving documents, handing over keys and attending an eviction require someone on the ground.


• Language and bureaucracy – Correspondence, dealings with authorities, court proceedings and enforcement proceedings are conducted in Hebrew and follow local rules.


• The temptation to delay – From a distance, it is easy to hope the problem will resolve itself. In practice, every month of waiting increases the loss.

For someone to act on your behalf with the tenant, authorities and courts, a power of attorney is required. It is important to distinguish between two types:

• Property management power of attorney – Authorizes a management company or representative to collect payments, arrange maintenance, sign agreements and handle tenant matters.


• Power of attorney for a lawyer – Authorizes a lawyer to file claims, represent you in court and act in enforcement proceedings.

• Early detection – Monthly monitoring identifies overdue rent within the first week.


• Contact and clarification – A local representative contacts the tenant to find out what happened.


• Formal demand letter – A lawyer sends a letter with a clear deadline and full documentation.


• Enforcing security – In accordance with the law, up to the amount owed and with advance notice.


• Eviction claim – The lawyer files the claim and represents you; in most cases, you will not need to attend the hearing, but this should be checked in advance.


• Enforcement through the Enforcement and Collection Authority (הוצאה לפועל) – If the tenant does not vacate, the representative coordinates and attends the eviction.


• Recovering possession and re-letting – Inspection, repairs and finding a new tenant, with updates and photos sent to you.

For service details: Legal Support for Property Owners

Illustrative example: An apartment rents for 6,000 ₪ per month. An owner living abroad discovers the arrears only after two months, then spends another month arranging a power of attorney and finding a lawyer before starting proceedings. The rent debt has already reached 18,000 ₪ before the claim is even filed. With a local representative and a power of attorney already in place, a formal demand can be sent in the first week, shortening the overall process by months.

Investors living abroad often complain that they simply do not know what is happening. When choosing someone to represent you, ask for:

• Regular written updates, in a language you are comfortable with, at every stage of the process.


• Full transparency – Copies of every letter, court pleading and decision.


• A single point of contact available at times that work for you.


• Your prior approval for every major decision, such as a settlement or waiving a debt.

• Thorough tenant screening – Financial checks, employment stability and guarantors.


• A lease tailored to a landlord living abroad – Including an address for service of notices in Israel, appropriate security and clear breach provisions.


• A signed and authenticated power of attorney – Before any problem arises.


• Organized rent collection – A standing order or bank transfer, with monthly monitoring.


• Professional property management – A team that knows the property, the tenant and the procedures, and can act immediately.

• Relying on a relative – Family members mean well, but usually lack the time, knowledge and authority to manage proceedings against an uncooperative tenant.


• Handling everything with the tenant over WhatsApp – Informal correspondence without formal documentation makes it harder to prove a breach later.


• Waiting until your next visit to Israel – If your visit is six months away, that means another six months of debt.


• Signing a power of attorney only when a crisis arises – Authenticating documents abroad takes time, and proceedings cannot begin in the meantime.

At Flamingo, we manage properties throughout Israel, including properties owned by people living abroad. We combine an on-the-ground management team, a tenant and rent collection management system, and legal support for tenant evictions through a legal team that works with us. When something goes wrong, someone is ready to act immediately, on your behalf and with full transparency.

• Monthly monitoring and early detection of arrears.


• Formal demands, enforcement of security and legal support until possession is recovered.


• On-site attendance whenever required, from property visits to eviction.


• Clear reports and ongoing updates, wherever you are in the world.

The information in this article is general and does not constitute legal advice. Every case is different, and you should consult a lawyer before taking action.