Question 1

What must be included in a rental contract?

Accepted Answer

A rental contract must include: landlord and tenant details, property address and description, lease period and renewal terms, rent amount and payment dates, type and amount of security deposits, responsibility for repairs and maintenance, early termination conditions, and property condition at move-in. At Flamingo, our contracts are based on experience with thousands of leases and are designed to protect property owners.

Question 2

How long should a standard rental contract be?

Accepted Answer

A standard rental contract in Israel typically lasts one year, with an option to extend for an additional year. There are also contracts for shorter or longer periods (2-3 years). The contract length depends on the needs of both parties.

Question 3

Do you need a lawyer for a rental contract?

Accepted Answer

There is no legal requirement to use a lawyer, but a rental contract written without professional guidance may contain missing clauses that could harm the property owner. A professional alternative is using a digital lease builder tool like Flamingo's, which is built on the experience of thousands of contracts.

Question 4

How do you write a rental contract for an apartment?

Accepted Answer

Writing a rental contract requires attention to many details. You need to define: who the parties are, what the property is, how much is paid, when payments are due, what security deposits are provided, who is responsible for repairs, and what happens if one party breaches the agreement. It's important that the contract is written in clear language and covers various scenarios.

Question 5

What is the difference between a regular lease and an unprotected lease?

Accepted Answer

A regular (free) rental contract allows parties to set all terms freely. A protected tenancy is an old legal status where the tenant is protected from eviction and rent is regulated. Today, there are almost no new protected tenancy contracts in Israel.

Question 6

Can a rental contract be changed mid-term?

Accepted Answer

Yes, a rental contract can be changed mid-term if both parties agree. An addendum to the contract detailing the changes must be prepared and signed. A unilateral change without the other party's consent is not legal.

Question 7

Is a guarantor required for a rental contract?

Accepted Answer

There is no legal requirement for a guarantor, but a personal guarantee is one of the most common security measures in Israeli rental contracts. A good guarantor provides an additional layer of protection for the property owner in case the tenant fails to make payments.

Question 8

What are the common security deposits in a rental contract?

Accepted Answer

Common security deposits include: a promissory note signed by the tenant and guarantor, security checks, bank guarantee, cash deposit, and personal guarantor. The amount varies depending on the type of property and rent level. At Flamingo, we build a customized security package for each transaction.

Question 9

Does a rental contract have to be printed?

Accepted Answer

No. A rental contract can be handwritten, printed, or digital. Legally, there is no difference. However, a printed contract is more organized, easier to read, and demonstrates professionalism.

Question 10

Can you sign a rental contract digitally?

Accepted Answer

Yes. A digital signature on a rental contract is legally valid in Israel. Digital tools like Flamingo's system allow creating a contract, signing remotely, and secure storage – all without needing a physical meeting.

Question 11

What happens if a tenant breaches a rental contract?

Accepted Answer

A breach by the tenant allows the property owner to act according to the breach clauses set in the contract. Typically the process includes: sending a written warning, allowing reasonable time to remedy the breach, exercising security deposits, and if necessary, pursuing legal action.

Question 12

What happens if a landlord breaches a rental contract?

Accepted Answer

The landlord is also obligated to comply with the contract terms. If the landlord breaches the contract – for example, failing to make repairs they're responsible for or entering the property without coordination – the tenant may demand compensation and in severe cases may turn to the courts.

Question 13

Can a rental contract be terminated early?

Accepted Answer

Early termination is possible if the contract includes a clause allowing it. In most cases, the party requesting early termination must find a suitable replacement tenant or pay compensation. It's important to define these conditions in advance in the contract.

Question 14

What to do if a tenant wants to leave before the contract ends?

Accepted Answer

Act according to the early departure clause in the contract. Usually the tenant must find a replacement tenant acceptable to the landlord. If there is no such clause, the terms of separation can be negotiated.

Question 15

Can an apartment be rented without a contract?

Accepted Answer

Legally it's possible, but highly inadvisable. Without a written contract, there is no legal protection for either party and it's difficult to prove what was agreed upon. A rental contract is the most basic protection for a property owner.

Question 16

Does a rental contract need to be registered with the municipality?

Accepted Answer

There is no requirement to register a rental contract with the municipality. However, a change of occupant must be made to transfer the municipal tax (arnona) account to the tenant's name – a separate process from contract registration.

Question 17

Does a rental contract need to be notarized?

Accepted Answer

No. A residential rental contract does not need notarial authentication to be valid. Notarial authentication can strengthen its legal validity, especially for long-term leases.

Question 18

What happens if there is no written rental contract?

Accepted Answer

Without a written contract, it is very difficult to prove the rental terms in case of a dispute. The property owner may have difficulty evicting a tenant, collecting debts, or exercising security deposits. This is one of the most common mistakes.

Question 19

How many pages should a rental contract be?

Accepted Answer

There is no fixed number of pages. A professional contract ranges from 5 to 15 pages. What matters is that the contract covers all relevant topics clearly.

Question 20

What are the most important clauses in a rental contract?

Accepted Answer

The most important clauses: rent amount and payment terms, security deposits, lease period, responsibility for repairs, early termination conditions, permitted use of the property, and eviction clause. It's important that each clause is clear and detailed.

Question 21

Is a landlord required to provide a receipt for rent?

Accepted Answer

Yes. By law, a property owner must provide a receipt for every rent payment received. Digital or manual receipts can be used.

Question 22

What happens if the landlord wants to sell during a lease?

Accepted Answer

Selling the apartment does not cancel the rental contract. The new buyer steps into the shoes of the previous landlord and is bound by all existing contract terms until it expires.

Question 23

What is a promissory note in a rental contract?

Accepted Answer

A promissory note is a legal document in which the tenant commits to paying a certain amount to the landlord in case of contract breach. The note serves as additional security and allows direct collection through enforcement proceedings.

Question 24

Can you sublet part of an apartment?

Accepted Answer

Subletting part of an apartment is only possible if the rental contract explicitly allows it. The landlord may prohibit subletting in the contract.

Question 25

What are a tenant's rights under the law?

Accepted Answer

Tenants have rights under the Rental and Lending Law: the right to reasonable use of the property, the right to a habitable property in proper condition, the right to privacy, and protection from arbitrary eviction during the contract period.

Question 26

How do you renew a rental contract?

Accepted Answer

Contract renewal takes place before the end of the lease period. It's recommended to start 1-2 months before expiration. During renewal, you can update the rent, change terms, and refresh security deposits. At Flamingo, we start the process early to ensure continuity.

Question 27

What to do if a tenant refuses to sign a new contract?

Accepted Answer

If a tenant refuses to sign and the contract period has ended, the property owner may demand evacuation of the property according to the original contract terms. It's recommended to seek legal advice.

Question 28

What is rent indexation (CPI linkage)?

Accepted Answer

CPI-linked rent allows updating the rent amount according to changes in the Consumer Price Index. Typically the adjustment is made once a year. Flamingo offers a CPI linkage calculator that makes it easy to calculate the updated amount.

Question 29

How do you define repair responsibilities in a contract?

Accepted Answer

A professional contract should detail: which repairs are each party's responsibility, response times for urgent issues, cost threshold the tenant can approve independently, and the fault reporting process. At Flamingo, all our contracts include detailed responsibility allocation.

Question 30

Should you use a rental contract from the internet?

Accepted Answer

Generic contracts from the internet may not be tailored to the specific situation of the property or tenant and may contain missing clauses. It's recommended to use a professional contract based on industry experience or to use a professional service like Flamingo.

Question 31

How do you cancel a rental contract?

Accepted Answer

Cancellation of a rental contract is done according to the cancellation clauses set in the contract. A written notice must be sent to the other party according to the notice period specified. Unilateral cancellation not in accordance with the contract may result in compensation claims. Want to manage your property professionally? You can access Flamingo's personal portal for property management tools.

Question 32

What's the difference between a 1-year and 3-year lease?

Accepted Answer

A one-year contract provides flexibility for both parties and the option to update rent. A 3-year contract ensures stability for both landlord and tenant but limits flexibility. Usually a one-year contract with an extension option is recommended.

Question 33

What is an unprotected tenancy contract?

Accepted Answer

An unprotected tenancy contract is one where the tenant waives the protections of the Tenant Protection Law. This is the most common type of contract in Israel today, allowing the property owner full flexibility in setting terms.

Question 34

Do you need to report a rental contract to authorities?

Accepted Answer

There is no requirement to report a rental contract to authorities, but there is an obligation to report rental income to the Tax Authority and to perform a change of occupant at the municipality for municipal tax purposes.

Question 35

What is an option clause in a rental contract?

Accepted Answer

An option clause gives the tenant (or landlord) the right to extend the contract for an additional period under pre-agreed terms. It's important to detail the extension terms including updated rent and notice deadline.

Question 36

How do you protect a landlord in a rental contract?

Accepted Answer

Protecting the landlord includes: strong security deposits (promissory note, guarantor, cash deposit), clear eviction clause, defined repair responsibilities, no-sublet clause, detailed handover protocol, and breach clauses with penalties.

Question 37

Can a contract restrict pet ownership in the apartment?

Accepted Answer

Yes. The landlord may restrict or prohibit keeping pets in the rental contract. This is a common clause designed to preserve the property's condition. It's important to define this explicitly in the contract.

Question 38

What happens if a tenant doesn't return the keys?

Accepted Answer

Failure to return keys constitutes a contract breach. Contact the tenant in writing demanding immediate return. If there's no response – change the locks (at the tenant's expense) and document the cost for deduction from the deposit.

Question 39

Can a landlord refuse a tenant with children?

Accepted Answer

It is prohibited to discriminate against tenants based on family status, age, origin, or religion. However, the landlord may choose a tenant based on legitimate financial criteria.

Question 40

What to do when a lease expires and isn't renewed?

Accepted Answer

If the contract expires and neither party signed a new contract, a situation of renting without a valid contract is created. It's highly recommended to renew the contract as soon as possible to ensure legal protection for both parties.

Question 41

What is the difference between a promissory note, a bank guarantee and a deposit?

Accepted Answer

A deposit is money placed in advance and returned at the end, and it is the security that is easiest to realize. A promissory note is a signed financial undertaking, usually with guarantors, that requires a legal process to enforce. A bank guarantee is the bank's undertaking to pay on demand, the strongest security but also the most expensive for the tenant. The choice depends on the property type, the tenant profile and the limits set by law.

Question 42

How much may be required as a deposit or guarantee under the Fair Rental Law?

Accepted Answer

The Fair Rental Law limits the total security a landlord may require for a residential apartment, relative to the rent and the rental period, and also sets when and how it may be realized. In practice this means security cannot be accumulated without limit, and that a combination of deposit, promissory note and guarantee must be assessed together rather than separately. Because the calculation depends on the deal's details, have each contract checked professionally.

Question 43

What is the Fair Rental Law and what does it include?

Accepted Answer

The Fair Rental Law regulates residential tenancies and sets minimum rules that cannot be contracted away to the tenant's detriment. It covers, among other things, the requirement that the apartment be fit for living, the split of responsibility for repairs and payments, limits on security amounts, and rules for ending the tenancy. A contract that conflicts with the law does not void the tenancy, but the offending clauses may not be binding.

Question 44

What is an option to extend a lease?

Accepted Answer

An option is the tenant's right to extend the tenancy for a further period under conditions defined in advance, including the rent during the option period and the notice deadline. It reduces vacancy for the owner and gives the tenant certainty. Write clearly by when notice must be given and what happens if it is not given in time.

Question 45

What counts as a fundamental breach of a lease?

Accepted Answer

A fundamental breach is one that goes to the root of the agreement and therefore entitles the injured party to cancel the contract. In tenancies this is usually non-payment of rent, using the property contrary to the agreed purpose, serious damage, or handing the apartment to someone else without approval. It is advisable to specify in the contract which breaches are fundamental and the order of warnings before cancellation.

Question 46

Who needs to sign the lease?

Accepted Answer

The contract is signed by the registered owner or someone authorized in writing, and by all adult tenants who will live in the apartment. If there are guarantors or a promissory note, they sign at the same time, otherwise the security is worth little in practice. Make sure the details in the contract match the ID documents and the property's registration extract.

Question 47

How do you find tenants for a rental apartment?

Accepted Answer

Finding a tenant includes advertising the property on leading platforms, screening inquiries, checking financial stability of candidates, and choosing the right tenant. Flamingo manages the entire process professionally, including property photography and targeted advertising.

Question 48

How long does it take to find a tenant?

Accepted Answer

In most cases, a tenant can be found within 2-4 weeks of listing the apartment. The time depends on the property's location, condition, correct pricing, and advertising quality. With professional management like Flamingo's, rental times are significantly shortened.

Question 49

Where should you advertise an apartment for rent?

Accepted Answer

It's recommended to advertise on leading real estate websites like Yad2, Madlan, and relevant Facebook groups. Multi-channel advertising increases exposure and shortens rental time. Flamingo advertises properties on all leading platforms.

Question 50

How do you photograph a rental apartment properly?

Accepted Answer

Good photography includes: using natural light, wide-angle shots, cleaning and organizing the property before shooting, photographing all rooms and the balcony, and highlighting unique features like views or parking.

Question 51

How much tax do you pay on rental income?

Accepted Answer

There are three main routes: the exemption route up to the monthly exemption ceiling prescribed by law (NIS 5,654 per month in the 2026 tax year), a 10% tax route on the rental income, generally without deducting expenses or depreciation, or the regular tax route, where tax is calculated under the regular tax rules with the option to consider deductible expenses as permitted by law. The right route depends on the total income and the circumstances, and current information should be checked with the Israel Tax Authority or a qualified tax professional. This is general information and does not constitute tax advice.

Question 52

What is the rental income tax exemption ceiling?

Accepted Answer

As of the 2026 tax year, the monthly exemption ceiling for qualifying income from renting residential property in Israel is NIS 5,654, subject to the conditions prescribed by law.

The ceiling generally relates to the relevant combined residential rental income of the family unit and not necessarily to each apartment separately.

Income above the ceiling does not automatically mean that the entire rental income becomes fully taxable. Depending on the total income and the circumstances, a partial exemption, the 10% tax route, or the regular tax route may need to be considered.

Tax ceilings, eligibility conditions and reporting requirements may change. Current information should be checked with the Israel Tax Authority or a qualified tax professional.

This is general information and does not constitute tax advice.

Question 53

What is the 10% tax route on rental income?

Accepted Answer

The 10% tax route allows an individual to pay tax at a rate of 10% on qualifying income from renting a residential apartment used for residential purposes in Israel, instead of taxation under the regular tax route. The route applies where the rental income is not considered business income.

For income taxed under this route, expenses and depreciation generally cannot be deducted, and no offset, credit or exemption may generally be claimed in respect of that same income. A specific statutory exception may apply under the 'renting while letting' arrangement for eligible owners of a single apartment, so each case should be reviewed on its own facts.

The tax may be paid during the tax year, but reporting and payment must be completed no later than January 31 of the year following the rental year. Late payment may be subject to interest and indexation.

The appropriate route depends on the total rental income, actual expenses, the number of properties and the landlord's individual circumstances. A route should not be chosen based on the headline tax rate alone, but by comparing the overall outcome under each route.

Current conditions and information should be checked with the Israel Tax Authority or a qualified tax professional.

This is general information and does not constitute tax advice.

Legal basis: Section 122 of the Israeli Income Tax Ordinance.

Knowledge Center for Property Owners in Israel

Most Important Guides for Property Owners

How to Find a Good Tenant

How to Build a Professional Lease

How to Evict a Non-Paying Tenant

Who's Responsible for Repairs

How to Raise Rent Properly

How to Manage Property Remotely

How to Handle Authorities & Bills

Common Mistakes Property Owners Make

Most Popular Questions This Week

What to do if a tenant doesn't pay rent?

What must be included in a rental contract?

Who is responsible for apartment repairs – landlord or tenant?

When is it allowed to raise rent?

How do you find tenants for a rental apartment?

Didn't find an answer? Talk to Flamingo's advisor

Rental Contracts(46)

What must be included in a rental contract?

How long should a standard rental contract be?

Do you need a lawyer for a rental contract?

How do you write a rental contract for an apartment?

What is the difference between a regular lease and an unprotected lease?

Can a rental contract be changed mid-term?

Is a guarantor required for a rental contract?

What are the common security deposits in a rental contract?

Does a rental contract have to be printed?

Can you sign a rental contract digitally?

What happens if a tenant breaches a rental contract?

What happens if a landlord breaches a rental contract?

Can a rental contract be terminated early?

What to do if a tenant wants to leave before the contract ends?

Can an apartment be rented without a contract?

Does a rental contract need to be registered with the municipality?

Does a rental contract need to be notarized?

What happens if there is no written rental contract?

How many pages should a rental contract be?

What are the most important clauses in a rental contract?

Is a landlord required to provide a receipt for rent?

What happens if the landlord wants to sell during a lease?

What is a promissory note in a rental contract?

Can you sublet part of an apartment?

What are a tenant's rights under the law?

How do you renew a rental contract?

What to do if a tenant refuses to sign a new contract?

What is rent indexation (CPI linkage)?

How do you define repair responsibilities in a contract?

Should you use a rental contract from the internet?

How do you cancel a rental contract?

What's the difference between a 1-year and 3-year lease?

What is an unprotected tenancy contract?

Do you need to report a rental contract to authorities?

What is an option clause in a rental contract?

How do you protect a landlord in a rental contract?

Can a contract restrict pet ownership in the apartment?

What happens if a tenant doesn't return the keys?

Can a landlord refuse a tenant with children?

What to do when a lease expires and isn't renewed?

What is the difference between a promissory note, a bank guarantee and a deposit?

How much may be required as a deposit or guarantee under the Fair Rental Law?

What is the Fair Rental Law and what does it include?

What is an option to extend a lease?

What counts as a fundamental breach of a lease?

Who needs to sign the lease?

Finding Tenants(37)

How do you find tenants for a rental apartment?

How long does it take to find a tenant?

Where should you advertise an apartment for rent?

How do you photograph a rental apartment properly?

What should you prepare before listing an apartment?

How do you choose a good tenant?

What questions should you ask a potential tenant?

How do you know if a tenant is reliable?

What to do when many people are interested in the apartment?

How to avoid problematic tenants?

Is it worth renting a furnished apartment?

Should you rent short-term or long-term?

How long does an apartment sit empty on average?

How do you shorten the rental time?

Is it worth working with a management company to find tenants?