Dvoranit Schwartz, Esq. Israeli Real Estate

15/10/2026

In every transaction, one of the things insisted upon before any contract is signed is a professional engineer report.

In one recent transaction, the report flagged a minor leak in the basement of the property being purchased. It was not catastrophic, but it needed to be addressed. As part of the purchase agreement, the seller committed in writing to repairing the leak before handover. The transaction moved forward with that condition on record.

Then, in the days before the handover date, and despite having repaired it weeks before, the minor leak became a major one.

What had been a manageable repair had quietly escalated into a significant water problem.

The engineer report did not prevent the problem. But it documented the property's condition before it became the buyer's. It gave the written seller commitment its legal grounding. And when the situation escalated, it was what made it possible to hold the other side to their word.

Do not skip the engineer report.

12/10/2026

If you're moving to Israel from North America or Western Europe, prepare yourself for this one.
"Unfurnished" in Israel means something different from what you're used to.
Four walls. A floor. Basic plumbing. No kitchen appliances. Often no built-in closets. In some cases, no light fixtures — you bring or buy your own.
If a landlord tells you verbally that the washing machine, the air conditioning unit, or the bathroom mirror is included, that means nothing once the contract is signed. It needs to be in writing, attached to the agreement, with a detailed inventory list.
And before you move in: photograph everything. Document every scratch, every mark, every defect. Share it with the landlord in writing before the lease begins. It's the only thing that protects you when you move out.

08/10/2026

Heard the word "guarantor" from your landlord? That's usually just the beginning.

Many Israeli landlords also ask tenants to sign a שטר חוב (Shtar Chov) — a promissory note. It sounds routine. It isn't.

A Shtar Chov is a legally binding document that gives a landlord a fast track through the legal system if there's a dispute over rent or damages. No full court case required. If you sign one without understanding what it means, you've handed the other side a significant enforcement tool.

Before you sign any security document — whether it's a personal guarantor (ערב), a bank guarantee (ערבות בנקאית), a promissory note, or a combination — understand exactly what you're agreeing to.

05/10/2026

Thank you Nediva!
I never thought I would be negotiating while in labor, that was a first for me :)

01/10/2026

A 57-minute conversation about Israeli real estate that's worth every minute.
Property registration in Judea and Samaria. Buying from abroad. What it actually means to have a lawyer who represents only you. Red flags that should stop a deal in its tracks. How community drives property values more than almost anything else. And why Ashkelon has become one of the most surprising markets for Anglo buyers.
This interview covers all of it.
Watch the full interview: https://youtu.be/ywo-KrS5PYM?si=vQmHcQ2a39YGoLHx

Enjoy the videos and music you love, upload original content, and share it all with friends, family, and the world on YouTube.

28/09/2026

Oleh Status and Purchase Tax: A Benefit You Don't Want to Miss
Israel imposes purchase tax (מס רכישה) on real estate transactions. The rate is calculated on a sliding scale based on the purchase price.

For Israeli residents purchasing their only home, there are significant exemptions on the lower tiers of the purchase price. For investors or buyers of a second property, the rates are considerably higher.

But here's where Oleh status becomes genuinely valuable.

New immigrants are entitled to a reduced purchase tax rate under Israeli law on their only property. This benefit is available only once, and only for a limited window of time after making Aliyah: approximately seven years from the date of Aliyah, though this should always be verified as tax law is subject to change.

The savings can be substantial, sometimes tens of thousands of shekels, and it is one of the concrete financial advantages of timing a property purchase within the Aliyah period.

A real estate lawyer familiar with the Oleh tax benefit will ensure it is properly claimed during the transaction. Don't leave it on the table.

24/09/2026

Working on the Luskin file was challenging but extremely fulfilling. Thank you Eli for trusting me to handle it!

23/09/2026

When speaking to a new client interested in purchasing home in Israel with this view in the background I know I chose the best job in the world❤️

17/09/2026

The One-Third Rule: Purchase Tax on Gifted Property in Israel
When a property is purchased in Israel, the buyer pays purchase tax (מס רכישה). But when a property is gifted between eligible family members, the recipient pays only one-third of what they would normally owe.

Here's how it works:

First, the full purchase tax is calculated as if this were a standard arms-length purchase. Then that amount is divided by three. The recipient pays only that final figure.

For example: if the applicable purchase tax rate works out to 8% of the property's value, you calculate what 8% would be, then pay one-third of that amount.

It can be a meaningful discount, and one of the primary financial incentives that can make gifting an attractive option in Israeli property transfers.

But the recipient must qualify under Israeli law's definition of an eligible family member. Not every relative qualifies.

Read more: dvoranitlaw.com/en/gifting-property-in-israel-what-you-need-to-know-before-you-sign/

14/09/2026

Just made Aliyah? Between Misrad HaKlita, opening a bank account, and figuring out where to buy groceries, signing a rental agreement might feel like a formality.
It isn't.
For most new olim, the first rental contract in Israel is also the first significant legal document they sign in the country. Often in Hebrew. Often under time pressure. Often without fully understanding what they're agreeing to.
Understand everything you need to know before you sign: how Israeli rental contracts actually work, what landlords routinely ask for, what the market looks like in the various cities across Israel, what utilities cost, and what your rights are if things go wrong.
Read more: https://dvoranitlaw.com/en/just-made-aliyah-what-you-need-to-know-about-your-first-rental-agreement-in-israel/