Legal, Articles for Property Investors

7 min read·Sep 24, 2026

Evicting a Non-Paying Tenant: The Complete Step-by-Step Guide for Landlords

Your tenant has stopped paying. At first, it was "a small delay at the bank," then a promise that "everything will be sorted out next week." Now two months have passed, your mortgage payments are still leaving your account, and municipal tax and electricity bills are piling up. If this sounds familiar, you are not alone: evicting a non-paying tenant is one of the most common and draining situations landlords in Israel face. The good news is that Israeli law provides landlords with a relatively fast, efficient route: a claim for eviction of rented premises. This guide walks you through every stage—what you can and cannot do, how the court proceedings work, how long it actually takes, and what you can do today to prevent it from happening again.

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7 min read·Sep 24, 2026

Tenant Won’t Leave When the Lease Ends: What to Do and How to Recover Your Apartment Quickly

The lease has ended. You arranged a key handover, perhaps even signed with a new tenant or planned to sell the apartment, and then the message arrives: "I need a little more time." A day becomes a week, a week becomes a month, and a tenant who won’t leave turns from a minor issue into an expensive problem. This situation differs from a tenant who stops paying midway through a lease. Here, the tenant may have paid on time every month, but when the lease term ended, so did their right to occupy the apartment. In this guide, we explain the legal implications, what to do before the lease ends, how to act when the tenant won’t leave, and how to claim compensation for every day of delay.

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6 min read·Sep 24, 2026

Security in a Lease Agreement: What You Can Require and How to Enforce It

When everything runs smoothly, no one thinks about the guarantee. It is signed on day one, filed away and forgotten. But when a tenant stops paying, leaves damage behind or fails to vacate on time, security in a lease agreement can mean the difference between a painful loss and recovering your money quickly. Since the 2017 amendment to the Rental and Borrowing Law, known as the "Fair Rental Law," both requesting security and enforcing it have been subject to clear rules. A landlord who demands too much or enforces security without meeting the conditions could end up being sued. This guide explains the types of security available, how much you can require, when you can enforce it and how to do it properly.

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5 min read·Sep 24, 2026

Eviction Through the Enforcement Office: From Judgment to Getting the Keys

You have won your eviction case. The court has ruled that the tenant must vacate, and you are already picturing the day you get the keys back. But what happens if the tenant simply stays? A judgment is a ruling, not an eviction. When the tenant fails to comply, the next step is eviction through the Enforcement Office. The good news is that this stage is relatively short and, thanks to legislative amendments in recent years, follows defined timelines. This guide covers every step: when to open a case, what happens after the warning notice, who carries out the eviction, and how to handle the tenant’s belongings.

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5 min read·Sep 24, 2026

Tenant Left a Debt? How to Claim Unpaid Rent, Bills and Damages

The tenant has left, or been evicted, and you are left with the list: several months of unpaid rent, an outstanding municipal property tax bill, an electricity bill that arrived after they left, and a wall that needs repairs. The deposit covered only part of it. What now? For service details: [Legal Support for Property Owners](/he/investors/legal) A claim for unpaid rent is the route to recovering your money, and it is separate from eviction proceedings. This guide explains what you can claim, which court to use, how to use a promissory note and guarantors, and how to turn a judgment into money in your account.

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6 min read·Sep 24, 2026

Formal Notice to a Tenant: What to Include (With a Sample Letter)

Your tenant is late with rent, has not repaired damage they caused, or does not intend to leave on time. Before going to court, enforcing a guarantee, or taking any drastic action, there is one simple tool that works surprisingly often: a formal notice to the tenant. A good notice does three things: it makes clear that the matter is serious, gives the tenant a final opportunity to remedy the breach, and creates evidence you can use if legal proceedings become necessary. This guide explains what to include, how to send it, and what not to write, along with a sample letter.

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5 min read·Sep 24, 2026

Can You Change a Tenant’s Lock? What You Need to Know About Taking the Law into Your Own Hands

Your tenant has not paid rent for three months. They are not answering your calls, and they still occupy the apartment you are paying a mortgage on. At some point, the thought crosses your mind: "Why not just change the lock?" The short answer: you cannot. Changing a tenant’s lock, disconnecting electricity or water, and removing belongings from the apartment are unlawful self-help measures. A landlord who takes these steps can quickly go from being the injured party to being the defendant. In this article, we explain why, what the risks are, and the fast, lawful way to achieve the same goal.

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5 min read·Sep 24, 2026

Tenant Move-Out Agreements: When to Settle and How to Get It Right

When a tenant stops paying or refuses to leave, the natural reaction is to avoid letting them "get away with it." But sometimes a settlement is the best way to achieve your real goal: recovering possession quickly and getting the property earning again. A negotiated move-out agreement can save months of proceedings, legal costs and lost rental income. This article explains when a settlement makes financial sense, what the agreement must include, and how to avoid starting from scratch if the tenant fails to comply.

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5 min read·Sep 24, 2026

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

You live in London, New York or Paris, and your apartment in Israel is rented out. Everything was going well until the rent stopped coming in. The tenant is not responding, the time difference makes every call difficult, and you cannot simply stop by the apartment to see what is happening. For an owner living abroad, a non-paying tenant creates a double problem: financial loss and distance. The good news is that almost the entire process can be managed remotely, provided you have the right tools and people in Israel. This guide explains what to put in place, how to handle a difficult tenant while living abroad, and how to prepare in advance to prevent problems.

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5 min read·Sep 24, 2026

10 Lease Clauses to Protect You from Complicated Evictions

Most property owners look at their lease twice: on signing day, and when something goes wrong. That second look reveals whether the lease works for you or against you. A well-drafted lease streamlines eviction proceedings, helps you recover debts and prevents disputes in the first place. This article covers ten clauses landlords should include in a lease, along with provisions to avoid: since the 2017 amendment to Israel’s Rental and Borrowing Law, clauses that infringe on tenants’ rights beyond what the law permits are simply unenforceable.

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3 min read·Aug 23, 2026

Who Should Be on Your Team When Buying an Investment Apartment?

A real estate lawyer, an appraiser, a mortgage adviser and a property inspection. How to build a professional team—and why the investor needs to lead the process.

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3 min read·Jan 20, 2025

Lease Guarantee Letter: The Guide That Protects You from Losses

Without a strong guarantee, you're fully exposed. Non-paying tenants, damages, legal proceedings. This guide shows how to protect yourself properly.

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3 min read·Dec 12, 2024

CPI Linkage in Rental Contracts: Why It's Critical and How to Do It Right

Inflation erodes your rental income every year. A CPI linkage clause in your contract is the simplest protection there is. This guide shows how to implement it correctly.

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