Do the building rights really belong to me or the neighbors??
בירושלים, זכויות בנייה הן לא רק ‘שטח על הנייר’ – הן שוות מאות אלפי שקלים. אך מה קורה כשהשכן בקומה למעלה מחליט להרחיב על חשבונכם? או כשתגלו שזכויות הבנייה שחשבתם ששייכות לכם, רשומות בכלל כרכוש משותף? סוגיית זכויות הבנייה במקרקעין היא פתח לאחד הסכסוכים המורכבים ביותר בין שכנים.
Please note: רבים טועים לחשוב שאם הגג ‘מוצמד’ לדירה שלהם בטאבו, הם אוטומטית בעלי זכויות הבנייה עליו. That's not true. Attaching a roof grants ownership of the physical space, but the building rights (the ability to add floors) often remain common property of the entire building, unless otherwise expressly stated in the agreed-upon regulations.
In this article, we will examine the key questions regarding building rights, how to secure your rights, and what to do in the event of disputes with neighbors.
1. What are building rights??
1.1 Building rights – general definition
Building rights As determined בבג”ץ 5026/04 דיזנגוף קלאב בע”מ נ’ הוועדה המקומית לתכנון ולבנייה תל‑אביב‑יפו הן היקף השטח המותר לבנייה על קרקע מסוימת, כפי שמוגדר בתכניות בניין עיר (תב”ע). זכויות אלו נקבעות לפי מטרת השימוש של הקרקע, המגבלות הסביבתיות, והצפיפות העירונית באזור. זכויות הבנייה יכולות לכלול את The permit to build On the ground, you The scope של הבנייה (כמו מספר הקומות או שטח הדירה), וכן את השימושים המותרים בנכס (מגורים, מסחר, תעשייה וכו’).
1.2 How are construction rights divided??
In Israel, building rights are granted according to Local outline plan or תכנית בניין עיר (תב”ע). Each plot of land in this plan receives building rights that can be exploited. In the basic version, when it comes to different plots, each plot receives the building rights that correspond to it. However, there is also the possibility of selling or transferring building rights from one party to another.
2. Checking building rights
2.1 Individual building rights versus joint building rights
Do the building rights belong to the property owners, or does someone else also have the right to use them? It depends on the status of the land and the type of neighborhood you have:
Individual building rights: If you own land or property located on private property, then the building rights belong to you, meaning you can decide whether to utilize them (build, expand, or upgrade the property).
Joint construction rights: If you live in a condominium or area with public planning, there may be Joint construction rights, which must be agreed upon by all apartment owners in the building.
2.2 Building rights on adjoining plots
When it comes to neighbors, neighbors may have Building rights on adjoining plots (For example, if there is an overlap between the lots or if there are future plans that affect the property.) Such a situation can lead to disputes between neighbors regarding Exploitation of building rights. In such cases, it is important to understand the legal status and permits associated with your property compared to nearby properties.
3. How to check who holds the building rights?
3.1 Reviewing city building plans
The first step in finding an answer to the question of who holds the building rights is Examination of City building plan (תב”ע). This plan determines the area allowed for construction, the density, the height, and the permitted uses on your property and the adjacent property. This plan can shed light on the building rights granted to you and your neighbors.
3.2 Contacting a real estate lawyer
In cases of disputes or if you are unsure about your building rights, it is recommended to contact For a real estate lawyer He will review the legal situation and recommend the next step. A lawyer can also help arrange your building rights or negotiate with your neighbors if there are any disputes.
4. What to do if there is a dispute over building rights?
4.1 Negotiating with neighbors
In many cases, you can try to solve the problem by using Negotiations with neighbors. If there is a dispute over shared building rights, it is a good idea to enter into negotiations to reach an agreement that suits all parties. Sometimes, agreements can be reached or the rights can be divided so that everyone benefits.
4.2 Legal procedure
In cases of serious disputes or conflicts that cannot be resolved in other ways, you can submit Court claim. This process will require a lawyer who specializes in real estate, who will assist you in filing the claim and conducting the legal hearings.
Frequently Asked Questions
question: Can building rights be sold without the property?
answer: באופן עקרוני זכויות בנייה אינן ‘נכס’ נפרד, אך ניתן להגיע להסכמים חוזיים על העברתן או ניצולן בין שכנים, בכפוף לאישור רשויות התכנון.
question: What do I do if a neighbor builds without my consent?
answer: You must act quickly to issue a temporary restraining order and contact the Land Inspector. Delay in action may be interpreted as tacit consent.
5. Summary
סוגיית זכויות הבנייה דורשת ניתוח דקדקני של תשריט הבית המשותף, התקנון המוסכם ותוכניות המתאר (תב”ע). אל תצאו לדרך בלי לוודא שהזכויות שלכם מוגנות.
Need a building rights check or assistance in a neighbor dispute? Contact Halevi Law Firm in Jerusalem For professional advice.
Halevi Law Firm in Jerusalem Here to ensure your rights and guide you through the process in the best possible way.
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