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

To evict a tenant, you need legal grounds: a breach of the lease or the end of the lease term. The most common cases are:

• Unpaid rent – the most common ground, usually after one or two consecutive months of arrears.


• Refusal to leave when the lease ends – the lease has expired, has not been renewed, and the tenant simply stays in the apartment.


• Unpaid ongoing bills – municipal property tax (arnona), electricity, water, and building committee fees, which may ultimately be collected from the property owner.


• Damage to the property or use that violates the lease.


• Subletting or bringing in additional occupants without your consent.

When frustration builds, it can be tempting to solve the problem yourself. But the law prohibits taking matters into your own hands, and a landlord who uses force may face a lawsuit or even criminal proceedings. Under no circumstances should you:

• Change the locks or prevent the tenant from entering the apartment.


• Disconnect electricity, water, or gas.


• Remove the tenant's belongings from the apartment.


• Threaten, harass, or visit the apartment without prior coordination.

Gather the lease, records of payments received and missed, bounced checks, WhatsApp and email correspondence, and any other relevant documents. Good documentation streamlines the process and strengthens your claim.

A formal demand letter, preferably from a lawyer, makes it clear to the tenant that the matter is serious. In many cases, this letter alone leads to payment of the debt or an agreement to vacate, saving months of proceedings. Even if it does not, it provides important evidence later on.

Check what security the lease requires: a bank guarantee, security check, promissory note, or guarantors. Properly enforcing these safeguards can cover part of the debt, but you must act in accordance with the lease and the Hire and Loan Law to avoid exposing yourself to counterclaims.

A claim for eviction of rented premises (תביעה לפינוי מושכר) is governed by the Civil Procedure Regulations, 5779-2018, and follows an expedited procedure. Recognizing that every month a tenant occupies an apartment without paying causes real financial harm to the owner, the law sets particularly short deadlines.

The claim is filed with the Magistrate's Court in the area where the property is located, and its heading must explicitly identify it as a "claim for eviction of rented premises." The lease, documents proving the breach, and an affidavit must be attached.

The tenant has only 30 days from the date they receive the statement of claim to file a statement of defense, compared with longer periods in ordinary proceedings. If they fail to file a defense on time, the court may issue a default judgment.

There is no pretrial hearing in a claim for eviction of rented premises. The court schedules a hearing to take place no later than 30 days after the last statement of defense is filed, and the parties proceed directly to a consolidated hearing.

As a rule, the court is required to issue its judgment within 14 days of the end of the hearing, and often does so that same day.

Many landlords are unaware of this point: a claim for eviction of rented premises can seek eviction only. Financial debts—unpaid rent, bills, and damages—must be pursued in a separate claim, which can be filed in parallel without special permission from the court. This separation is precisely what allows the eviction to move forward quickly.

For service details: Legal Support for Property Owners

Eviction Claim Timeline—At a Glance

• Filing the claim: Filing with the Magistrate's Court and serving the tenant · After deciding to take action


• Statement of defense: The tenant submits their arguments and documents · Within 30 days of receiving the claim


• Hearing: A single consolidated hearing, with no pretrial hearing · Within 30 days of the last statement of defense


• Judgment: A ruling on eviction and the date to vacate · Within 14 days of the end of the hearing


• Enforcement: If the tenant does not leave—enforcement proceedings · According to the enforcement procedure

In most cases, an eviction judgment is enough to make the tenant leave. If they continue to refuse, a case is opened at the Enforcement Office (הוצאה לפועל) to enforce the judgment. The tenant receives a formal warning, and if they still do not vacate, a date is set for the actual eviction, which is carried out by enforcement personnel with police assistance if necessary.

This is where experienced legal support makes a difference: correctly filing applications, meeting deadlines, and closely monitoring progress prevent unnecessary delays.

This is the question we are asked most often, and the honest answer is: it depends. Under the regulatory timelines, it can take around two to three months from filing the claim to receiving a judgment. If the tenant cooperates, or the demand letter leads to an agreement to vacate, it can happen sooner. If the tenant evades service of documents, requests adjournments, or the case reaches enforcement proceedings, the process takes longer.

One thing is clear: every week you wait costs you money. Landlords who act quickly, with organized documentation and legal support from the outset, finish the process sooner and with smaller losses.

The fastest eviction is the one you never need. A few simple steps can significantly reduce the risk:

• Thorough tenant screening – checking financial capacity, employment stability, and references from previous landlords.


• A professionally drafted lease – with clear breach provisions, an eviction mechanism, and appropriate security.


• Monthly rent collection and monitoring – identifying arrears in the first month, before the debt grows.


• A prompt response – sending a formal notice as soon as a breach occurs, rather than waiting and hoping it will resolve itself.

At Flamingo, we manage hundreds of properties across Israel. We know that when a tenant stops paying, property owners need peace of mind and confidence more than ever. That is why we offer legal support for tenant evictions, working alongside a legal team that regularly supports our operations:

• Reviewing the situation and documents, and assessing the fastest route to a resolution.


• Sending legally compliant notices and negotiating with the tenant to secure an agreed departure where possible.


• Filing a claim for eviction of rented premises and supporting the proceedings through to judgment.


• Handling enforcement while also pursuing recovery of the debt.


• Finally, finding a new, carefully screened tenant so the property can quickly start generating income again.

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.