1. Know Your Landlord: Full name, address, telephone number, ID number.
2. Condition of premises at time of occupancy
Check carefully: electricity, water, and plumbing. Note condition of walls, floor, ceilings, light fixtures, windows, electrical outlets and switches, plumbing, etc. Write all existing damage or defects on the contract and request in writing that these be repaired.
Furnished premises: Check furnishings and note their condition on the contract.
3. Meter readings of utilities at time of occupancy
Read and record: kilowatt hours on electric meter; cubic meters of gas meter, if central gas; cubic meters on water meter. Do this with your landlord and establish that you will be responsible for consumption above the recorded meter readings.
4. Rental Payments
Linked to either dollar exchange rate (Shaar HaYatzig) or Cost of Living Index (Madad). Some landlords demand up to one year's rent in advance. Try not to pay up to one year's rent in advance. Monthly payment is best. Request a 7 day grace period which allows you to pay rent within 7 days of due date without breach of contract. Have the rental amount and shekel rate stated in the contract.
5. Telephone
If the apartment has a telephone, this should be noted specifically in the lease, including the phone number. Call Bezek (Phone Company) and record the amount due before you move in. You will be responsible for payment of charges thereafter.
6. Payment of Expenses
The tenant should be responsible only for usual expenses and regular Vaad Bayit maintenance costs, NOT for building repairs or renovations.
7. Maintenance
You should be responsible only for repairs caused by your use of the property. NOT for "fair wear and tear". This should appear in your contract: השוכר אחראי לניזק וקלקול שנגרם על ידו למעט בלאי סביר ורגיל. המשכיר אחראי לכול נזק וקלקול אחר. (Hasocher achrai le'nizuk ve'kilkul she'nigram al yado lima'et b'lai savir ve'ragil. Ha'maskir achrai le'kol nezek ve'kilkul acher.) This indicates that the renter is responsible for repairs above and beyond what is normal usage. The owner is responsible for all other repairs. If you request that the owner repair a damaged item/aspect of the apartment that they are responsible for, and they refuse, you are entitled to notify them that you will be repairing the item and deducting the cost from the next months rent. Have this stated in the contract as an option.
8. Security Deposit: Guarantees
Do not give cash as a security deposit. Refrain from personal checks. If there is no choice, write on the check: המחאת בטחון בלבד, לא סחיר. (ham'cha'at bitachon bilvad, lo sachir) This check is for security deposit only, not negotiable.
A promissory note שטר חוב, (shtar hov) and guarantors (areivim) are also acceptable. The promissory note should also state: l'bitachon bilvad, lo sachir (for security only not negotiable).
9. Options
It’s good to add a section that allows you to leave before your contract ends, if you give advance warning or find someone to replace you.
Don’t sign a lease without an attorney. Someone at the Citizen’s Advice Bureau can look your contract over for free.
GENERAL ADVICE
1. Before renting or buying visit the neighborhood at various times. Note the noise level and traffic. Consider the age of the building and accessibility. Notice gardens and general appearance. When renting, take pictures of pre-existing problems, such as wall cracks, broken fixtures, etc. Make sure the contract states clearly who is responsible for repairs of the apartment and of the building.
2. Consider the amount of Arnona (municipal tax) to be paid.
3. In determining an apartment's size in meters, bruto is total size including porches, walls, elevator space, etc. while netto is the actual living area available to you.
Thank you to AACI for help in preparing this information sheet. |
