Renting an Apartment in Israel: How to Find Housing Without Intermedia

Renting an Apartment in Israel: Options With and Without Intermediaries

Renting a home in Israel is a multi-stage process that requires an understanding of local legislation, the specifics of additional payments, and property verification rules. You can rent an apartment both directly from the owner and through a professional broker. The main thing is to properly draft a lease agreement that protects the tenant's interests and to correctly calculate related expenses, such as Arnona and Va'ad Bayit.

Searching for Housing in Israel: Broker or Owner?

The rental market in Israel is quite dynamic. The choice of search method depends on your budget, free time, and knowledge of Hebrew. Each path has its own characteristics, which are important to consider before starting viewings.

Renting Without Intermediaries (From the Owner)

Searching for housing directly from the owner allows you to save on commissions, which usually amount to one month's rent plus VAT. Such options are most often found in specialized social media groups or on local classified boards (e.g., Yad2). However, this approach requires independent verification of all documents and the ability to negotiate in Hebrew.

Brokerage Services in Israel

A professional broker takes care of filtering properties, organizing viewings, and conducting preliminary negotiations. In large cities such as Tel Aviv or Netanya, agents often have access to exclusive properties that are not publicly available (off-market). When working with an agency, it is important to clarify in advance who pays the commission: by law, if a broker acts in the owner's interest, they cannot demand payment from the tenant unless otherwise agreed in writing.

Rental Agreement: What to Look Out For

The contract (hoze) is the main document governing your relationship with the landlord. In Israel, standard agreements are often supplemented by individual conditions.

• Lease Term and Extension Option: Check for an "option" clause — the tenant's right to extend the contract for the same period with a pre-agreed price increase (or without one).
• Repairs and Maintenance: According to the law, the landlord is required to fix malfunctions resulting from normal wear and tear (pipes, electrical, water heater) within a reasonable timeframe.
• Contract Termination: Clarify the notice period for moving out. Usually, this is 60–90 days, but terms may vary.
• Apartment Condition: It is recommended to document all flaws (photos/videos) at the time of move-in and attach a protocol to the contract.

Mandatory Payments: Arnona, Va'ad Bayit, and Utilities

When planning a budget for real estate rental in Israel, it is necessary to add about 15–25% to the housing cost for related expenses. The table below shows typical costs.

Typical Additional Expenses for Tenants in Israel

Type of Expense	Payment Recipient	Features and Frequency
Arnona	Municipality (Iriya)	Tax on residential area. Paid every two months. Depends on the city and neighborhood.
Va'ad Bayit	Building Committee	Fee for stairwell cleaning, elevator, and lighting. In new buildings with security and a pool, the amount can be significant.
Electricity (Hevrat HaChashmal)	Electric Company	By meter. Important to consider air conditioning and water heater usage.
Water and Gas	City Services	Paid according to meters every two months.

Collateral and Guarantees When Renting Real Estate

Landlords in Israel always require financial guarantees. This protects them from non-payment or property damage. There are several types of collateral:

1. Shtar Bitachon (Promissory Note): An obligation to pay a certain amount. This is not actual cash, but the document has legal force if the contract is breached.
2. Bank Guarantee: The most reliable method for the landlord and the most expensive for the tenant. The bank "freezes" an amount (usually 2–3 months of rent) in your account.
3. Security Checks: Undated checks written to the owner or service companies (electricity, Iriya) as insurance against debt.
4. Deposit: Giving cash to the owner for safekeeping (occurs less frequently and is regulated by law regarding the amount).

Overview of Popular Cities for Renting

The choice of city directly affects the quality of life and job accessibility. Each region has its own "investment profile" and audience.

Tel Aviv and the Center

The epicenter of business and cultural life. Demand here exceeds supply, so apartments are taken within hours. Prices are the highest in the country. Popular neighborhoods among new immigrants and expats include Florentin, the Old North, and surrounding satellite cities (Ramat Gan, Givatayim).

Netanya

A resort city popular among Russian-speaking and French-speaking immigrants. Renting in Netanya attracts people with its proximity to the sea and developed infrastructure. Prices are lower than in Tel Aviv but higher than on the periphery.

Haifa

A city in the north with a unique landscape (Mount Carmel). Haifa is considered a more affordable city for long-term apartment rentals. There are many student apartments (Technion, University of Haifa) and options in older housing stock with sea views.

Frequently Asked Questions (FAQ)

Renting real estate in Israel requires careful study of the contract and an understanding of local market conditions. Regardless of whether you choose Tel Aviv, Haifa, or Netanya, proper preparation of documents and knowledge of your rights as a tenant will help avoid conflict situations with the landlord and unforeseen expenses.

This material is for informational purposes only and does not constitute legal advice. Rules and taxes may change depending on municipal and Knesset decrees.

Update Date: 2026-04-01