The real estate market in Israel is getting wilder by the day: prices keep climbing, mortgage terms keep tightening, and buying a new apartment is becoming almost impossible for most people. It is no surprise, then, that resale apartments have become the main arena of activity, and no surprise either that a home inspection (bedek bayit) is recommended before buying one.
Resale prices are still fairly high, but you can always find a bargain, and the sums involved tend to be a bit more realistic. There is always a chance of finding a property that isn't "like new" but is genuinely well kept and looks the part, though almost every property hides some flaws: some visible to the eye, some revealed only by checking the infrastructure, and some that exist only on paper.
Most flaws can be fixed, not always at high cost, but a few can cause real distress, to the point that the property becomes unusable.
It is also worth checking whether an air conditioning system can be installed (essential in the Israeli climate) and which type you want: mini-central, surface-mounted, or split. Less important is the presence of infrastructure such as phone and internet lines, since a technician can install those within a few hours and connect you immediately to the various communication services, including a satellite dish for broadcasts.
If you are not a lawyer specializing in real estate, or a contractor who understands infrastructure and construction, bring in professionals: a home inspection engineer, a real-estate appraiser, a contractor, a lawyer, a plumber, and, for a private house, a roofer as well, to check the roof's condition.
A simple calculation shows that a one-time inspection and consultation with a home inspection engineer who specializes in waterproofing pays for itself many times over, compared with replacing a roof (at least around NIS 20,000) or replacing pipes, wiring and other infrastructure, which can run into the hundreds of thousands of shekels once construction defects are discovered.
The construction defects most likely to turn up in a resale property, especially an older one, are cracks in the walls and ceiling, dampness problems, floor tiles that have lifted or sunk, leaks from neighbors, and old pipes. But just as serious are the issues tied to ownership and legal status, and for those you need a lawyer specializing in real estate.
These checks confirm that the house is legally owned and that whoever is offering it for sale is actually entitled to sell it. They also cover debts on the property, liens, fines, taxes, building violations that require special permits, encroachment beyond the plot's boundaries, unregistered leasehold rights, and other issues a professional who knows what to look for may turn up.
Even today, in an age of environmental and health awareness, some buildings still contain asbestos, Ravitz-type ceilings that block an extra floor from being added without pouring new concrete, sealing and cladding problems in walls, ceilings and shelters, and, of course, cellular antennas and other environmental and health hazards.
All of this calls for an expert inspection: this is likely the largest, most expensive purchase you will ever make, and the cost of the inspection is dwarfed not only by the potential loss from buying a defective property but by your other expenses as well.
The engineers of Arad Bedek Bayit, led by building engineer Ron Arad, whom courts appoint as their own expert on construction defects. The company has been inspecting apartments and buildings since 2001. Engineer Ron Arad · More about the company