Eviction of a tenant from a rented apartment – the comprehensive and practical guide in Jerusalem

Eviction of a tenant from a rented apartment – The comprehensive and practical guide to Jerusalem

When the key holder doesn't want to leave – The guide to evicting a tenant

An all-too-familiar situation: You own an apartment in Jerusalem, you rented the property to a tenant who seemed trustworthy, but after a few months the tenant stopped paying rent, the apartment was neglected, or the rental agreement simply ended but the tenant refuses to move out. On the other hand, you are a tenant who received a sudden eviction notice without just cause, or the landlord threatens to evict you by force. What do you do? How do you proceed? What are the rights and obligations of each party?

In this comprehensive article, we will cover all aspects of the process Eviction of a tenant from a rented apartment In Israel as of 2026 – from the initial legal stage to the actual execution of the eviction. We will detail the rights and obligations of apartment owners and tenants, examine the various grounds for eviction, present examples from case law, and provide practical tips that will help you deal with the situation in the most legal and effective way.

At the Halevi Law Firm In Jerusalem, we accompany dozens of clients every year in eviction proceedings, both as representatives of apartment owners and as representatives of tenants, and understand the emotional and legal complexity of the situation.

Landlord relations – Renter in Israel – The legal framework

The laws governing the rental sector

Tenancy relationships in Israel are regulated by several central legal sources:

חוק השכירות והשאילה, התשל”א-1971

Rent and Lending Law It is the main law governing rental relationships in Israel. The law determines the rights and obligations of the landlord and tenant, the terms of the contract, and the circumstances in which the rental agreement may be terminated.

Section 13 of the Law קובע כי “השוכר חייב להשתמש בנכס על פי ייעודו וכפי שמקובל בקרב אנשים סבירים, ולשמור על הנכס בידו כשומר שכר”.

Article 14 Allows the landlord to demand eviction under certain circumstances, including non-payment of rent, damage to the property, or improper use.

חוק הגנת הדייר, התשל”ב-1972

Tenant Protection Law Provides special protection forProtected tenants – Those who entered into a contract before 1968 or have reached retirement age and meet certain conditions. Protected tenants are entitled to protection from eviction, and can only be evicted for very limited reasons.

It is important to clarify: Most tenants today are not protected tenants, and are subject to the usual rental and lending law. However, if you are a landlord or tenant in a long-standing relationship, it is worth checking the legal status.

חוק החוזים (חלק כללי), התשל”ג-1973

This law establishes general principles regarding contractual agreements, including rental agreements. The principles include: Good faith, reasonability, andContractual justice.

בפסק הדין בע”א 3912/90 פלונית נ’ פלוני, בית המשפט העליון קבע כי “יחסי שכירות הם יחסים חוזיים שבהם יש ליישם את עקרון תום הלב באופן מלא, הן על המשכיר והן על השוכר”.

חוק ההוצאה לפועל, התשכ”ז-1967

This law regulates the process Enforcement of judgments, including carrying out an actual eviction after receiving an eviction order from the court. Any eviction Must be carried out through the execution – Self-evacuation or violent eviction is illegal and constitutes a criminal offense.

Basic rights and obligations

Landlord's rights and obligations

Landlord's rights:

  • Receiving rent on time – In accordance with the agreement
  • Returning the property to good condition – At the end of the rental period
  • Property entry for maintenance inspections – By prior arrangement and at reasonable hours
  • Tenant eviction at the end of the contract – or for justified reasons
  • Guarantees and deposits – To secure the tenant's obligations

Landlord's obligations:

  • Delivery of a habitable property – Proper, safe and healthy
  • Routine maintenance – Structural, plumbing and systems repairs
  • Non-disruption to the tenant – Respect for his privacy and right to silence
  • Advance notice of termination of tenancy – In accordance with the law and the contract
  • Compliance with the terms of the contract – Everything promised in the contract is binding

Tenant rights and obligations

Tenant rights:

  • Uninterrupted use of the property – For the purpose for which it was rented
  • privacy – The apartment owner is not permitted to enter without prior arrangement.
  • Proper property – Right to demand repairs from the landlord
  • Advance notice – Before the end of the contract (according to the agreement)
  • Deposit refund – At the end of the rental, minus proven damages

Tenant's obligations:

  • Paying rent on time – As stipulated in the contract
  • Routine maintenance – Minor repairs and property maintenance
  • Proper use – No damage, excessive noise, or disturbance to neighbors
  • Returning the property to good condition – At the end of the lease
  • Evacuation on time – At the end of the rental period or upon legal requirement

בפסק דין ת”א (י-ם) 18923-09-16 כהן נ’ לוי, בית המשפט קבע כי “השוכר חייב לפעול בתום לב ולא לנצל את עובדת החזקתו בנכס כדי למנוע את זכותו החוזית והמשפטית של המשכיר לקבל את נכסו חזרה בתום תקופת השכירות”.

When can a tenant be evicted? ? The various reasons for evacuation

Non-payment of rent – The most common reason

Non-payment of rent It is the most common and simplest reason for eviction. According to Section 14(1) of the Rental and Lending Law, A landlord may cancel the lease and demand eviction if the tenant has not paid rent.

מה נחשב “אי תשלום“?

  • Delay of a full month or more – Debt of one month's rent or more
  • Repeated delays – Even if you end up paying
  • Partial payment – If the tenant pays only part of the rent
  • Payment interruption – Sudden cessation after a period of regular payments

Important to know: Payment is a few days late Does not constitute sufficient grounds for eviction, unless the contract states otherwise or it is a repeat pattern.

האם יש לתת “הזדמנות שנייה“?

The ruling determined that the landlord must Give a warning to the tenant ואפשרות לתקן את המצב לפני הגשת תביעה לפינוי. בע”א 2833/95 גרינברג נ’ לוי נקבע: “אין לבטל חוזה שכירות ולפנות שוכר ללא מתן אזהרה מוקדמת והזדמנות סבירה לתקן את ההפרה, אלא במקרים חריגים”.

Practical recommendation: Send Warning letter (preferably by registered mail or by delivery by legal messenger) in which you detail the debt, warn against eviction, and give 7-14 days For payment. Retention of this letter is essential to the legal process.

example: Calculating rent debt

situation:

  • Monthly rent: 4,000 ₪
  • The tenant has not paid for 3 months: January, February, March 2026
  • In addition, property taxes payable by the tenant: 600 NIS per month (3 months = 1,800 ₪)
  • Total debt: 12,000 ₪ (rent) + 1,800 ₪ (property taxes) = 13,800 ₪

The apartment owner may file a lawsuit for eviction + payment of a debt of 13,800 NIS + court fee + legal expenses.

End of the rental period – פינוי ב”תום זמן”

if The rental agreement has come to an end., The landlord may demand the vacating of the property, even without further cause. This is called “תביעה לפינוי בתום זמן”.

Fixed-term contract versus indefinite-term contract

Fixed-term contract (e.g., one year):

  • The agreement automatically terminates on the specified date.
  • The landlord is not required to give advance notice (unless the contract requires it)
  • If the tenant stays after the date – he is considered כ”מחזיק שלא כדין”
  • An eviction claim can be filed immediately.

Contract for an indefinite period (or no end date specified):

  • Required Advance notice 30-60 days (depending on custom and contract)
  • After the notice expires, if the tenant has not vacated, a claim can be filed.

Advance notice – Mandatory or not?

Most rental contracts include a clause requiring Advance notice of 30-60 days from either side. Also If the contract does not include such a clause, the ruling states that reasonable notice must be given on my behalf Good faith.

בת”א (חי’) 55066-02-17 דהן נ’ אברהם נקבע: “גם בחוזה לתקופה קצובה, אם החוזה כולל התחייבות של השוכר לתת הודעה מוקדמת על עזיבה, יש להחיל חובה דומה על המשכיר מטעמי הדדיות ותום לב”.

Practical recommendation: Always send written notice (registered mail) at least 60 days before the desired eviction date, even if the contract does not require it.

Improper use of property or causing damage

Another reason for eviction is Improper use of property or Causing significant damage.

מהו “שימוש לא נאות“?

  • Excessive and recurring noise – Constant disturbance to neighbors
  • Unauthorized changes to the property – Renovations or demolitions without permission
  • Use not in accordance with the intended purpose – For example, converting a residential apartment into a commercial warehouse
  • Illegal activity – Drug trafficking, prostitution, gambling
  • Unauthorized subletting – Renting the apartment to others without the landlord's permission
  • Excessive animal husbandry – Despite a prohibition in the contract or serious interference

Causing significant damage

Damage that justifies evacuation is Serious or intentional damage, and not reasonable wear and tear. Examples:

  • Fire caused by negligence – which may endanger the building
  • Repeated flooding of the apartment – Due to neglect
  • Deliberate destruction of facilities – Doors, windows, cabinets
  • Extreme neglect – which causes damage to the structure

בת”א (ת”א) 7829-05-19 גולדשטיין נ’ כהן, בית המשפט קבע כי “נזק קל או בלאי סביר אינם מהווים עילה לפינוי, אך נזק משמעותי הנובע מהזנחה או פעולה פזיזה של השוכר – מהווים הפרה יסודית של החוזה המצדיקה פינוי”.

example: שוכר גידל כלבים בכמות גדולה בדירה שלושה חדרים. הריח, הרעש והנזק לדירה היו משמעותיים. המשכיר הוכיח זאת באמצעות תמונות, תצהירי שכנים, ודו”ח וטרינר. בית המשפט הורה על פינוי בהליך מזורז.

Transferring the apartment to another person or subletting it without consent

Many don't know, but The tenant is not permitted to transfer the apartment to another person or rent it to others without the landlord's consent., unless the contract expressly permits it.

Section 17 of the Rental and Lending Law קובע: “השוכר לא ימסור את הנכש השכור או חלקו לאחר בשכירות משנה או בכל דרך אחרת, אלא בהסכמת המשכיר בכתב”.

Violation of this provision constitutes Grounds for immediate eviction.

מה נחשב “שכירת משנה“?

  • Renting the entire apartment after – The tenant left and rented the apartment to another tenant
  • Renting a room in an apartment – Even renting just one room
  • Paid hosting – For example, through Airbnb
  • Transferring the lease to a relative – Even if free of charge

exceptional: Subletting With the landlord's written consent It is legitimate. Therefore, if you are a renter and want to rent out the apartment – get written approval in advance!

בע”א 5638/08 מזרחי נ’ ששון נקבע: “שכירת משנה ללא הסכמה מהווה הפרה יסודית של חוזה השכירות, והמשכיר זכאי לפינוי מיידי, ללא צורך במתן אזהרה מוקדמת”.

The landlord's need for the property for his personal use

Sometimes, the landlord himself needs the apartment – for example, he wants to live in it, pass it on to his child, or sell it. Is this grounds for eviction?

The answer depends on the type of contract.:

Fixed-term contract:

Usually, the lessor Cannot evict the tenant in the middle of the contract period Due to personal need, unless the contract included a special clause allowing this. You must wait until the end of the contract period.

Contract for an indefinite period:

The landlord may Give advance notice (usually 60 days) and demand evacuation, even for reasons of personal need. There is no need to prove actual need, but one must act in good faith.

Pay attentionIf the landlord: Claim for personal need But after the eviction, rent the apartment to someone else within a short time, the evicted tenant may sue Compensation for mental anguish and breach of good faith.

בת”א (חי’) 14988-12-18 אברהם נ’ שמעון נפסק: “משכיר שטען לצורך אישי כדי לפנות שוכר, והשכיר את הנכס לאחר תוך חודש – פעל בחוסר תום לב והשוכר זכאי לפיצוי”.

Special grounds – protected tenant

Protected tenant It enjoys special protection and can only be removed on very limited grounds:

  1. Non-payment of rent – Even a protected tenant must pay
  2. Urgent need of the landlord – Such as the loss of a single residential apartment
  3. Significant damage to property
  4. Serious misuse

Eviction of a protected tenant is a very complex procedure and requires special legal advice.

The legal process for evicting a tenant – Step by step

Step 1: Attempts at out-of-court settlement

Before filing a lawsuit in court, Highly recommended Try to resolve the dispute peacefully:

Direct negotiation

A direct conversation between the landlord and the tenant can sometimes resolve problems. If the tenant is facing temporary financial difficulties, it is possible to reach For payment arrangements, Deferring an eviction in exchange for immediate eviction in the future.

מכתב התראה או “אזהרה לפני תביעה”

Required step: Sending an official warning letter (by a lawyer, preferably) in which:

  • מפורטת העילה לפינוי (חוב, נזק וכו’)
  • A clear warning is given of the intention to file a lawsuit.
  • An opportunity to correct the violation is given (usually 7-14 days)

This letter is Legal obligation In many cases, filing a claim without sending such a letter may result in the claim being rejected.

Step 2: Filing a lawsuit in court

If attempts to resolve the dispute fail, a Eviction claim To the court.

To which court??

magistrate's court – It is the court authorized to hear eviction claims in Israel. The claim is filed with the court Instead of the property location. For example, if the apartment is in Jerusalem – the lawsuit will be filed with the Jerusalem Magistrate's Court.

What does the lawsuit include??

The statement of claim must include:

  • Details of the parties – The landlord (plaintiff) and the tenant (defendant)
  • Property details – Exact address
  • Contract details – Start date, rent, conditions
  • The reason for the evacuation – אי תשלום, נזק, תום זמן וכו’
  • The requested remedies – Evacuation, payment of debts, compensation
  • References – Photocopy of the contract, receipts, photos, warning letter

Court fee: As of 2026, the court fee in eviction claims is based on the rental value, usually between 500-1,500 ₪.

Attachment of evidence

It is very important to attach All relevant evidence Already at the stage of filing the lawsuit:

  • The lease agreement
  • Payment receipts (or lack thereof)
  • Warning letters Sent
  • Property photos – If there is damage
  • Neighbors' affidavits – If there is noise or interference
  • Repair invoices – If the landlord repaired the damage
  • Correspondence – SMS, WhatsApp, emails

Step 3: The court hearing

After the lawsuit is filed, the court will determine Date for discussion. Generally, in eviction claims, you can request: Urgent discussion, and the court usually sets a date within 30-60 days.

First discussion – “Pre-trial hearing“

At the first hearing, the judge examines whether there is a chance of resolving the dispute. Sometimes, the judge Proposes an arrangement or sends the parties toMediation.

If there is no chance of a settlement, it is determined Date for the evidence hearing.

Evidence discussion

In this discussion, both sides present their evidence:

  • Oral testimonies – Affidavits from the landlord, tenant, witnesses
  • Documentary evidence – Documents, photos, receipts
  • Cross-examinations – Each party may question the other party's witnesses

At the end of the hearing, the judge Saves the case for decision and issues a verdict within 30-90 days.

Step 4: The verdict and the eviction order

If the court accepts the claim, it issues Evacuation order Orders the tenant to vacate the property within a certain period of time (usually 30-60 days).

The judgment may also include:

  • Debt payment charge – Rent, property taxes, other debts
  • Compensation – For damages caused
  • Legal expenses – שכ”ט עורך דין של המשכיר

Example from a ruling:

בת”א (ב”ש) 44751-07-20 רוזנבלום נ’ שטרית, בית המשפט קבע: “השוכרת לא שילמה שכר דירה במשך 4 חודשים, והתעלמה ממכתבי התראה חוזרים. לפיכך, אני מורה על פינוי השוכרת מהדירה תוך 45 יום, וחיובה בתשלום חוב שכירות בסך 18,000 ₪ בתוספת הצמדה וריבית, וכן בתשלום הוצאות משפט בסך 8,000 ₪”.

Possibility of appeal

The losing party may Appeal the verdict To a district court within 45 days from the date of the judgment. However, filing an appeal Does not automatically stop the evacuation process – It is necessary to request Delay in execution (Performance deviation).

Step 5: Enforcement of the evacuation order – execution

If the tenant does not vacate the apartment despite the eviction order, the Enforcement Office.

Filing a request for enforcement

The landlord (or his lawyer) submits Request for execution of an eviction order To the Enforcement Office at the location of the property. The following must be attached to the application:

  • The original verdict
  • Lawyer's approval Because the verdict is final (cannot be appealed)
  • Payment of fee (Approximately 300 NIS as of 2026)

Appointment of an execution registrar and setting an eviction date

The execution registrar determines Evacuation date – Usually within 14-30 days of submitting the application. The Registrar sends Notice to tenant About the deadline.

Carrying out the actual evacuation

At the appointed time, the bailiff arrives at the property with Police officers (in some cases) or Private security force, and performs the evacuation:

  1. Opening the apartment – By force, if necessary
  2. Eviction of the tenant and the movable property – The furniture and belongings are moved to storage or discarded (by arrangement)
  3. Changing the locks – To prevent re-entry
  4. Transfer of possession to the lessor – In official protocol

DocumentationIt is highly recommended to take photos or video of the condition of the apartment during the evacuation, as evidence of the condition of the property.

Evacuation costs

The cost of performing the evacuation varies:

  • Execution fee: about300-500 ₪
  • שכר רשם הוצל”פ: about800-1,500 ₪
  • Transferring property to a warehouse (if required): 1,000-3,000 ₪
  • Police/Security: Usually free of charge, but in special cases up to 1,000 ₪

סה”כ: On average 2,000-5,000 ₪.

These costs will usually be borne by the tenant (if the judgment requires him to pay the costs), but in practice the landlord pays in advance and demands a refund.

Quick evacuation – When and how?

Evacuation in a shortened procedure

In certain circumstances, you may request Evacuation in a shortened procedure or urgent, in which the court expedites the hearing:

When can you request an expedited evacuation??

  • Significant rental debt – 3 months or more
  • Danger situation – Serious damage to property or danger to neighbors
  • Violence or threats – On the tenant’s side
  • Illegal activity – סמים, זנות וכו’
  • Termination of contract and refusal to vacate – After the end of the rental period

בפסק הדין בת”א (י-ם) 3344-01-21 מזרחי נ’ אבוטבול, בית המשפט קבע: “במקרה של חוב שכירות של 5 חודשים והתעלמות מוחלטת מהתראות, יש לקבוע דיון דחוף תוך 14 יום ולאפשר פינוי מהיר”.

The rapid evacuation procedure

  1. Submitting a request for an urgent hearing – With the statement of claim
  2. Scheduling a hearing within 14-30 days
  3. Quick discussion – Usually focuses on whether there is a clear cause
  4. Interim decision – Temporary eviction order pending full hearing

Temporary restraining order

In exceptional cases, you may request Temporary restraining order which prohibits the tenant from remaining in the property until the full hearing. This is a rare measure and reserved for extreme cases only – for example, if there is Real danger To the property or To others.

Self-evacuation – Why it is illegal and its dangers

האיסור על “פינוי עצמי”

רבים חושבים: “זה הנכס שלי, אני יכול להוציא את השוכר בכוח”. Serious mistake!

Eviction without a court order is a criminal offense. By law, the landlord who performs a self-eviction is expected to:

  • Criminal prosecution – Violation of the Execution Law
  • Damages claim – The tenant can claim compensation
  • Returning the tenant to the property – The court may order the tenant to return

Section 3 of the Enforcement Law קובע במפורש: “אין לבצע פינוי אלא על פי צו של בית משפט ובאמצעות רשם הוצאה לפועל”.

Examples of prohibited acts

  • Lock replacement While the tenant is out
  • Removing the tenant's belongings From the apartment without permission
  • Forced entry To the apartment while the tenant is inside
  • Disconnection of electricity, water or services To force the tenant to leave
  • Applying physical pressure or threats

Each of these actions is a criminal offense and may lead to prosecution.

Precedented ruling: Self-evacuation

בת”א (ת”א) 15577-06-19 כהן נ’ מזרחי, the landlord changed the locks while the tenant was at work. The tenant filed a criminal and civil lawsuit. The court ruled:

“המשכיר פעל בניגוד גמור לחוק ופגע קשות בזכויות השוכרת. אני מורה על החזרת השוכרת לדירה באופן מיידי, חיוב המשכיר בפיצוי בסך 25,000 ₪ בגין עוגמת נפש, וכן בהוצאות משפט. כמו כן, אני ממליץ למשטרה לשקול העמדת המשכיר לדין פלילי”.

What to do if the tenant refuses to open the door?

If the tenant refuses to open the door to carry out an eviction Legal by court order, the certified execution registrar:

  • Break down the door In the presence of the police
  • To evict the tenant by force (But carefully and with respect for his dignity)
  • Arrest the tenant If he violently interferes

But all this is just באמצעות רשם הוצל”פ, And not privately!

Tenant rights in the eviction process – Protect yourself

What does a tenant do who has received an eviction notice??

If you received Warning letter or Notice of eviction claim – Don't ignore it! You have rights, and they must be protected.

Checking the validity of the message

Make sure:

  • Was sufficient advance notice given? – In accordance with the contract and the law
  • Is the reason for the eviction justified? – Check if you have indeed violated the contract
  • Did the landlord himself fulfill his obligations? – For example, did he make any necessary repairs?

Written response

Sent Written response (by registered mail) to the lessor or his lawyer, in which:

  • If you disagree with the reason – explain why.
  • If you admit to some of the allegations but ask for time – offer a settlement
  • If you believe the landlord is violating the contract – detail his violations.

Possible defenses in an eviction lawsuit

Defense 1: The landlord did not meet his obligations.

If the landlord Did not fix serious bugs in the apartment (e.g., leaks, electrical problems), the tenant can claim thatReduce the rent or Did not pay due to non-compliance with the contract.

בע”א 4625/93 לוי נ’ כהן נקבע: “שוכר רשאי לקזז משכר הדירה עלויות תיקונים שהמשכיר היה חייב לבצע ולא עשה זאת, ובלבד שנתן למשכיר הודעה מראש והזדמנות לתקן”.

Defense 2: Invalid message

If the landlord did not give sufficient advance notice, or the notice was unclear, it can be argued that the eviction is illegal.

Defense 3: Unjustified reason

If the landlord claims non-existent damage, or non-payment that has already been made, evidence (receipts, photos) must be presented to refute his claims.

Defense 4: Protected tenant

If you are Protected tenant, you have special protection. Check your status with a lawyer.

Request for postponement of evacuation

Sometimes, even if the court decides to order eviction, it is possible Request a postponement of the evacuation date Humanitarian reasons:

  • Health difficulties – Illness, pregnancy, small children
  • Difficulty finding an alternative apartment – Especially in certain seasons
  • Temporary financial difficulties – For example, temporary job loss

The court considers the interests of both parties, and may postpone the eviction for an additional 30-90 days.

בת”א (י-ם) 25681-08-19 דהן נ’ אברהם, השוכרת ביקשה דחיית פינוי בגלל הריון מתקדם. בית המשפט קבע: “אף שהשוכרת חבה שכירות, מטעמי הומניות אני דוחה את מועד הפינוי ב-60 יום נוספים, כדי לאפשר לה ללדת ולהתאושש”.

Special issues in evacuation

Eviction of a tenant who left the apartment but left belongings behind

Sometimes, the tenant leaves the apartment but leaves behind personal belongings, furniture, or trash. What do we do?

Step 1: Try to contact the tenant and ask him to collect his belongings within a reasonable time (7-14 days).

Step 2: If the tenant does not respond, send Written notice (registered mail) in which you will indicate that if the items are not Will be collected within 30 days, get rid of them.

Step 3: After 30 days, you are allowed Throw away or sell the objects, but Document everything. – Photos, list of items, messages you sent.

caution: Items of significant value (jewelry, documents, computers) – it is advisable to keep them in a private storage facility and not throw them away, to avoid a lawsuit.

Eviction of a tenant who has lived in the apartment for many years

A long-term tenant is entitled to respect and humane treatment. The court takes into account the length of the tenancy when determining the date of eviction and the remedies.

בע”א 5519/97 גולדברג נ’ שמואלי נקבע: “שוכר שגר בדירה במשך 15 שנים בתום לב ובתשלומים סדירים, זכאי להתייחסות מיוחדת במקרה של פינוי. אין לפנותו בחפזון, ויש לאפשר לו זמן ראוי למצוא מגורים חלופיים”.

Evacuation in the event of death – Who is responsible??

If the tenant deceased During the rental period:

  • His heirs You step into his shoes and can continue to live in the apartment until the end of the contract period.
  • If the heirs are not interested – they should Vacate the apartment And notify the landlord
  • The landlord Cannot immediately evict the heirs If the contract period has not yet ended

However, if the heirs do not pay rent, the landlord may demand eviction based on non-payment.

Eviction of a tenant who causes a disturbance to neighbors

If the tenant causes Significant disturbance to neighbors – Noise, odors, violence – the landlord may evict based on Improper use.

Evidence collection:

  • Written complaints from neighbors – Signed affidavits
  • Police reports – If the police were called
  • Audio/video recordings – If legal and made from a public place
  • Written documentation – Description of cases with dates and times

בת”א (חי’) 33856-04-18 ועד בית נ’ רוזנברג, בית המשפט קבע: “שוכר שגורם להפרעה חוזרת ונשנית לשכנים, מפר את חובתו לשימוש ראוי בנכס, והמשכיר זכאי לפנותו גם אם שכר הדירה משולם במלואו”.

Eviction following the sale of the apartment

if The landlord sold the apartment. For a new owner, what happens to the tenant?

As a rule: The tenant continues to live in the apartment until the end of the contract period., גם אם הבעלות עברה. הבעלים החדש “נכנס בנעלי” המשכיר הקודם.

exceptional: If the lease explicitly states thatThe sale of the property ends the contract., then the new owner may demand eviction, but With sufficient advance notice (Usually 60 days).

בע”א 1078/92 אברמוביץ נ’ לוי נקבע: “מכירת נכס שכור אינה פוגעת בזכויות השוכר, וחוזה השכירות ממשיך לחול על הבעלים החדש, אלא אם נקבע אחרת בחוזה בצורה מפורשת וברורה”.

A practical tip for the seller of a rented apartment: If you are selling an apartment that has a tenant, make sure that the buyer is aware of this and is prepared to honor the terms of the contract, or that the tenant agrees to move out in exchange for an arrangement.

Practical tips for apartment owners

Choosing a tenant – The tests you should do

Prevention is better than treatment. Investing time in choosing a reliable tenant saves headaches and money in the future.

Recommended checks before renting:

  1. Employer approval – Make sure the tenant works and earns a regular salary.
  2. Payslips – At least the last 3 months
  3. Recommendations from previous landlords – Conversation with previous landlord
  4. Checking debtor databases – חברות כמו “אקספיריאן” מספקות שירות זה
  5. Personal conversation – Get a first impression of responsibility and integrity

Pay attention: Do not ask for sensitive or discriminatory information (religion, origin, marital status) – this is prohibited discrimination.

Professional rental contract drafting

Good contract = Many problems are avoided. The lease must be:

  • In writing – Verbal agreements should not be sufficient.
  • detailed – Including all conditions and obligations
  • Signed by both parties
  • Approved by a lawyer (desirable)

Important clauses that must be in the contract:

  • Identity of the parties – שמות מלאים, ת”ז, כתובת
  • Property description – Exact address, number of rooms
  • Rental period – When does it start, when does it end?
  • rent – Amount, payment date (e.g., the 1st of each month)
  • Deposit/Guarantee – Height, return conditions
  • Distribution of responsibility for payments – Municipal taxes, electricity, water, gas, and house council
  • Maintenance and repairs – Who is responsible for what?
  • Subletting – Prohibition or permission (explicitly!)
  • Advance notice – How much time each party should give before termination
  • Evacuation clause – For certain reasons (non-payment, damage)
  • Index linkage – If there is (rent linkage)

Deposit and guarantees – How to protect yourself

Deposit It is an amount of money that a tenant pays in advance as security for his obligations. The most common amount is 1-3 months rent.

Important rules for deposit:

  • Reception documentation – Always give the tenant a receipt for the deposit.
  • Separate account/trust – It is advisable to keep the deposit in a separate account
  • Return conditions – Must be defined in the contract
  • Deductions from the deposit – Only for damages Proven (with pictures, invoices)

Common mistake: Landlords deduct arbitrary amounts from the security deposit without proof. This could lead to a lawsuit from the tenant!

Alternative to a deposit: Bank guarantee or Personal evening (Someone who agrees to pay if the tenant does not pay.).

Documentation of the apartment's condition upon entry and exit

The Golden Tip: Photograph the apartment. Upon the tenant's entry and exit!

Delivery and receipt protocol:

When the tenant enters:

  • Full photo of all parts of the apartment
  • Written list The condition of the furniture, equipment, and appliances
  • Signature of both parties About the protocol

When the tenant leaves:

  • Another photo of those parts
  • Comparison to the initial situation
  • Agreement on deductions (if any)

Without such documentation, it is very difficult to prove who is responsible for the damages!

Routine maintenance – Who is responsible for what??

General rule:

  • Major structural repairs (Pipework, roof, walls) – Landlord's liability
  • Small and ongoing repairs (Burnt out light bulb, leaking faucet) – Tenant's responsibility
  • Damage caused by the tenant – Tenant's responsibility

בפסק הדין ת”א (ת”א) 22567-11-17 רוזנטל נ’ שטרן נקבע: “שוכר אינו אחראי לנזקים הנובעים מבלאי סביר או מתקלה מבנית שאינה נובעת משימוש לא ראוי. המשכיר אחראי לתקן תקלות כאלו תוך זמן סביר”.

recommendation: Clearly specify in the contract who is responsible for each type of repair, to avoid disputes.

Practical tips for renters – Protect your rights

Reading the contract carefully before signing

Don't sign a contract you haven't read.! It sounds trivial, but many renters sign without reading and then are surprised.

Points to pay attention to in the contract:

  • Rent amount – Make sure it matches what was agreed upon verbally
  • Payment terms – When to pay? How to pay?
  • Deposit amount – Is it reasonable? What are the return conditions?
  • Rental period – Are you committed for one year? Two years?
  • Advance notice – How much time do you have to give if you want to leave?
  • Prohibitions – Are you allowed to keep animals? To sublet?
  • Payment responsibility – מי משלם ארנונה, חשמל וכו’?

If there is anything unclear – Ask for clarification before signing!

Conducting a survey of the apartment at the entrance

Don't be satisfied with the landlord's promises. – Check everything yourself:

  • Electrical test – Do all the outlets work?
  • Water test – Is there water pressure? Is the water heater working?
  • Checking cabinets and windows – Is everything in order and closed properly?
  • Moisture and mold testing – In corners, on ceilings
  • Air conditioner and heating inspection – Are they working?

Document everything in pictures. And in writing, and signed a handover protocol together with the apartment owner.

Keeping records of all payments

Iron law: Keep a receipt for every payment!

If you pay in cash – Demand written receipt. If you transfer by bank – Save the transfer confirmations..

This is your most important document in the event of a dispute.

Immediate reporting of faults to the landlord

If there is a problem in the apartment – Report to the landlord immediately in writing. (SMS, WhatsApp, email).

Why? Because if you don't report it, the landlord can claim that the damage was caused by you and that you didn't report it on time.

example:

בת”א (ב”ש) 18844-08-20 שלום נ’ בן דוד, השוכר גילה רטיבות בקיר אך לא דיווח למשכיר במשך 4 חודשים. בית המשפט קבע: “השוכר היה חייב לדווח על הרטיבות מיד. העובדה שלא דיווח הובילה להחמרת הנזק, ולכן הוא יישא בחלק מאחריות התיקון”.

What to do if you receive an eviction request?

  1. Don't ignore! – Even if you think the demand is unjustified
  2. Read the requirement carefully. – What is the reason? What is the deadline?
  3. Check the contract. – Does the requirement meet the terms of the contract?
  4. Respond in writing. – If you disagree, explain why.
  5. Consult a lawyer. – Especially if a lawsuit has been filed
  6. Try to reach an agreement. – Voluntary eviction with conditions is better than a lawsuit

Legal costs and evacuation expenses – Who pays??

Cost of a full legal process

Lawyer's fees:

  • Writing a warning letter: 1,000-2,000 ₪
  • Preparing and submitting a claim: 3,000-6,000 ₪
  • Representation in the hearing: 2,000-4,000 NIS per discussion (Depending on complexity)
  • סה”כ הליך מלא: 8,000-20,000 ₪ (Depending on the complexity of the case)

Court fees:

  • Claim filing fee: 500-1,500 ₪ (According to the value of the claim)
  • Additional fees: 200-500 ₪ (Requests, further discussions)

Execution costs:

  • Case opening fee: 300 ₪
  • שכר רשם הוצל”פ: 800-1,500 ₪
  • Moving movable property: 1,000-3,000 ₪
  • סה”כ ביצוע פינוי: 2,000-5,000 ₪

Who bears the costs??

As a rule: If the court Require the tenant to vacate, he will also charge him The landlord's legal expenses.

example: The landlord paid 12,000 NIS to a lawyer and 3,000 NIS to the executioner. The court ruled that the tenant would contact and pay the landlord. 15,000 NIS for legal expenses, in addition to rent debt.

but: If The tenant won. (claim dismissed), the landlord may be obligated to pay The tenant's expenses.

Economic viability – Is it worth suing??

Sometimes, it's better To reach an agreement Than to continue with a long and expensive lawsuit.

Example of an arrangement: שוכר חייב 10,000 ₪ ומסרב לפנות. המשכיר מציע: “תפנה תוך 30 יום, ואני מוותר על החוב”. השוכר מסכים – Both parties save money and time.

Sometimes, Waiver of debt It is better than a long lawsuit in which there is no certainty that you will be able to collect the money.

Mediation and conflict exchange – Out-of-court solutions

What is mediation and how does it work??

Mediation It is a process in which a neutral third party (mediator) helps both parties reach an agreement.

Benefits of mediation:

  • fast – Usually 1-3 meetings
  • cheap – Costs less than a lawsuit
  • Maintains relationships – Less hostility from court
  • flexible – Creative solutions can be found

How does it work??

  1. Both parties agree. Try mediation
  2. Appointment of a mediator – Usually a lawyer or a qualified social worker
  3. First meeting – Each side presents its position
  4. Search for a solution – The mediator helps find common ground
  5. Written agreement – If an agreement is reached, it is signed and becomes binding.

example:

A landlord sued for eviction due to a 3-month debt. Instead of pursuing a lawsuit, the parties went to mediation. They agreed: the tenant would vacate within 60 days, pay 50% of the debt, and the landlord would waive the rest. Both sides came out relatively satisfied..

arbitration

arbitration It is a private judicial process, in which an arbitrator (private judge) decides the dispute.

advantage: Faster than a regular court.

Disadvantage: More expensive (you have to pay the arbitrator), and it is difficult to appeal the arbitrator's decision.

Arbitration is more common in commercial transactions, less so in residential rentals.

Frequently Asked Questions 

Can a tenant be evicted without a court order??

not! Eviction without a court order is illegal And the landlord is expected to be prosecuted criminally and sue for damages.

The only exception: Voluntary evacuation Where the tenant signs an agreement in advance and agrees to leave, and even this is preferably done in the presence of a lawyer.

How long does the eviction process take??

From notification to actual evacuation:

  • Warning letter: 7-14 days
  • Filing a claim: Immediate
  • Scheduling a hearing: 30-60 days
  • Hearing and verdict: 30-90 additional days
  • execution: 14-30 days

סה”כ: On average 4-8 months From the warning to the actual evacuation.

In urgent cases (significant debt, danger) – can be shortened to2-4 months.

Can a tenant who pays but makes noise be evicted??

yes, but it's more complex. You need prove That the noise is significant and recurring, and that it has actually disturbed the neighbors.

Evidence required:

  • Complaints from neighbors (in writing)
  • Police calls (reports)
  • Recordings (if legal)
  • Recording of dates and times

If the disturbance is serious, an evacuation order can be obtained.

What happens if the tenant changes the locks??

If the tenant Changed locks without permission, this Breach of contract. The landlord may demand:

  • Returning the keys Or installing a lock that matches the original key
  • Evacuation – If it is a serious violation or part of a pattern of problematic behavior

but: The landlord Not allowed Forcibly changing the locks back would be self-evacuation and is prohibited.

Can a landlord enter an apartment without permission??

not! The landlord is not allowed Enter the apartment without the tenant's consent, except in the event of an emergency (fire, flood).

For inspection or maintenance – the lessor must Arrange in advance and enter At reasonable hours. Entry without consent is Invasion of privacy and may lead to a lawsuit.

בע”א 6902/98 שלום נ’ כהן נקבע: “זכות השוכר לפרטיות ולחזקה בנכס השכור היא זכות יסוד, והמשכיר אינו רשאי להיכנס לנכס ללא הסכמה מפורשת, אלא במקרה חירום ממשי”.

Is it possible to evict a tenant due to renovation or demolition??

yes, but under the following conditions:

If the landlord wants To renovate or demolish the building, he may demand evacuation, But with sufficient advance notice (at least 60 days) andProvided there is a real plan (Building permit).

If the landlord Claimed to have renovated but did not perform Within a reasonable time – the tenant may claim compensation.

What to do if the tenant does not pay but claims that the landlord did not fix the faults?

Right of offset: Tenant may offset The cost of repairs is deducted from the rent.The lessor was obliged to carry out And he didn't.

Conditions:

  • The tenant gave to the landlord Written notice About the problem
  • The landlord Not repaired within a reasonable time (Usually 14-30 days)
  • The tenant made the repair. himself Or hire someone to do it.
  • The tenant Keep receipts and invoices

Under these conditions, the tenant may deduct the cost of the repair from the rent, But he must notify the landlord of this in writing..

האם יש “רשימה שחורה” של שוכרים?

Unofficial. אין מאגר מידע ממשלתי של “שוכרים רעים”. אך חברות פרטיות (כמו אקספיריאן) מספקות Credit reports וFinancial history Which can include debts and legal claims, including rent debts.

Many renters Performing tests Before renting, and a tenant with a history of eviction claims or debts may have difficulty finding an apartment.

Can the contract period be automatically extended??

Depends on what is written in the contract..

If the contract includes a clause of “הארכה אוטומטית” (למשל, “אם אף אחד מהצדדים לא נתן הודעה 60 יום לפני הסיום, החוזה מתחדש לשנה נוספת”) – אז כן, החוזה מתחדש.

if There is no such section., but the tenant stays and the landlord does not object – a Current contract (month to month), which either party can terminate with 30 days' notice.

Summary and final recommendations 

Eviction of a tenant from a rented apartment is a complex, emotional, and sometimes lengthy legal process. Understanding the rights and obligations of each party, knowing the law, and acting while respecting legal procedures – these are the keys to success.

Recommendations for apartment owners:

  1. Choose tenants carefully. – Thorough checks in advance
  2. Draft a detailed contract – with all conditions in writing
  3. Document everything. – Photos, receipts, letters
  4. Act in good faith – Give warnings, an opportunity for correction
  5. Don't force your way out. – Only through court and enforcement
  6. Consider an arrangement. – Sometimes waiving a debt is better than a long lawsuit
  7. Consult a lawyer. – Especially in complex cases

Recommendations for tenants:

  1. Read the contract. – Before signing!
  2. Document the condition of the apartment. – At the entrance and exit
  3. Keep receipts – For every payment
  4. Report bugs – Immediately and in writing
  5. Don't ignore notifications. – Respond in a timely manner
  6. Honor the agreement. – Pay on time, protect the property
  7. Seek legal help – If you received an eviction claim

How the Halevi Law Firm can help?

At the Halevi Law Firm in Jerusalem, we specialize in בדיני נדל”ן ופינוי שוכרים For over 15 years. We offer:

  • Initial legal advice – Assessing the situation and options
  • Drafting professional rental contracts – who protect your rights
  • Assistance in the evacuation process – From the notification to the actual evacuation
  • Representation in court – With expertise and experience
  • Mediation and settlements – Seeking solutions outside of court
  • Representation in execution – Assistance in carrying out the evacuation

To contact us: Halevi Law Firm in Jerusalem

Legal Statement: This article provides general information only and does not constitute legal advice. Each case is unique and requires individual examination. It is recommended to consult with an attorney before taking legal action.

Last update: February 2026
Main sources: חוק השכירות והשאילה התשל”א-1971, חוק הגנת הדייר התשל”ב-1972, חוק ההוצאה לפועל התשכ”ז-1967, פסקי דין של בתי המשפט בישראל.