Urban renewal projects – Whether through the Tama 38 track or the demolition-reconstruction – bring with them a significant promise to upgrade the quality of life of the residents and increase the value of the property.
One of the most central and important issues in any project is the issue of consideration – that is, what will the apartment owners receive in exchange for transferring their rights in the land to the developer.
The consideration can include a new apartment, ancillary rights, financial compensation, guarantees and collateral, and sometimes additional upgrades. Understanding the components of the consideration and checking its fairness are the basis for the success of any project.
What does the consideration in an urban renewal project include?
The consideration that the residents receive varies from project to project and depends on various factors – the size of the plot, the scope of the new construction, the location of the property, and the negotiation between the residents and the developer.
Despite the differences, there are fixed components that appear in almost every agreement:
- A new and upgraded apartment.
- Ancillary rights (such as parking and storage).
- Financial compensation for the construction period.
- Collateral and guarantees to ensure the fulfillment of obligations.
Each such component carries economic and legal significance that must be examined in depth before signing the agreement.
The new apartment – the heart of the agreement and the main component of the consideration
For most residents, the main consideration is receiving a new apartment instead of the old apartment.
The new apartment is built according to modern construction standards, with higher quality materials, advanced systems and improved insulation.
In most projects, this also involves expanding the area of the apartment – on average between 20 and 25 square meters beyond the original size, but sometimes more, depending on the planning and economic feasibility of the developer.
In addition to the expansion, the residents benefit from more efficient and modern planning:
- More spacious rooms.
- Additional or larger bathrooms.
- A standard reinforced security room in every apartment.
- A sun balcony attached to the living room.
The improvement in the quality of life is felt not only in the size of the apartment but also in the comfort, the sense of security and the real estate value of the new property.
Ancillary rights – parking, storage and common facilities
Almost every urban renewal project also includes ancillary rights to the new apartment.
Usually this involves private parking (at least one for each apartment and sometimes two), an attached storage room, and sometimes also access to common facilities such as a gym, bicycle room, community garden or residents’ room.
These are components that increase the value of the new apartment and allow for a higher quality of life compared to the previous situation.
Financial compensation during the period of eviction and construction
During the construction period, the residents are forced to leave their old apartment and move to alternative housing.
Therefore, one of the important components of the consideration is financial compensation, which includes:
- Monthly rent payments – the developer pays the residents an amount intended to cover rent for a similar alternative apartment in the area. The payment continues from the moment of eviction until the delivery of the new apartment.
- Compensation for moving expenses – including transportation, packaging, disassembly and reassembly of equipment. The amount ranges from a few thousand shekels to tens of thousands, depending on the agreement.
- Compensation for in–convenience – a one-time amount intended to compensate for the disruption to daily life during the transition period.
- Compensation for delays – if the construction is delayed beyond the schedules, the residents are entitled to additional compensation, whether as an addition to the rent or as an additional one-time payment.
All these obligations must be enshrined in the contract in a clear manner, with an automatic compensation mechanism in case of delay.
Upgrades and improvements – added value for residents
The new apartments are built to much higher standards than the old apartments.
- The upgrades include, among other things:
- Compliance with the earthquake standard (Standard 413).
- Advanced thermal and acoustic insulation.
- New plumbing and electrical systems.
- Modern elevators and advanced fire extinguishing systems.
These upgrades not only improve comfort but also lead to savings in maintenance and energy costs. In addition, in the first years after occupancy there is almost no need for repairs or renovations, which reduces future costs
Property value increase – the investment that pays for itself
One of the most prominent advantages of urban renewal is the increase in property value.
After the completion of the project, the new apartment is usually worth tens and sometimes hundreds of thousands of shekels more than the old apartment.
The combination of added space, upgrading the building, and improving the supporting environment – significantly increases the value of the apartment in the free market.
For many residents, this is a significant economic upgrade – they receive a new and prestigious apartment, without taking money out of their pocket.
Rights and guarantees – protecting the interests of the residents
In addition to the physical and financial consideration, the residents benefit from a system of guarantees and collateral designed to ensure the fulfillment of the obligations on the part of the developer:
- Sales Law guarantee on the new apartment.
- Rent guarantee on the rent payments during the eviction.
- Registration of a warning notice in favor of the residents on the original property.
- Protected residents’ insurance in case of financial failure on the part of the developer.
These mechanisms are an integral part of the consideration, as they protect the residents legally and financially until the delivery of the new apartments.
The importance of legal support in determining the consideration
Every urban renewal agreement is the result of negotiations between the developer and the residents’ representatives.
A real estate attorney specializing in the field makes sure that the proposed consideration is fair, enshrined in valid documents, and backed by appropriate guarantees.
He examines the calculation of the expansion, the quality of the new apartment, and the amount of compensation, to ensure that each resident receives what he deserves.
Professional legal support is a prerequisite – it ensures that the agreement protects the rights of the residents and leaves no room for interpretation or future exploitation.
Summary – fair consideration is key to the success of the project
The consideration in an urban renewal project is not just a new apartment – but a combination of rights, protections, compensation and upgrades that reshape the lives of the residents.
The more detailed and clear the consideration, the lower the risk of future disputes.
A thorough examination of the agreement, understanding the components of the consideration and professional legal support – are the right way to ensure that the project ends successfully, transparently and with full satisfaction of all parties.
The above is general information only and does not constitute legal advice.
