Across Israel’s cities, you’ll often see buildings wrapped in scaffolding or construction sites where older buildings once stood. This is usually part of a nationwide urban renewal initiative, with the two most common programs being TAMA 38 and Pinui-Binui. While these programs are designed to benefit the apartment owners, renters also see significant advantages.
If you’re looking for a rental, understanding the benefits of renting in a building that has undergone TAMA 38 or Pinui-Binui can help you find a higher-quality apartment, often for a competitive price.
First, What Are These Programs?
- TAMA 38 (National Outline Plan 38): This program incentivizes apartment owners in older buildings (typically built before 1980) to seismically strengthen their property against earthquakes. In exchange for reinforcing the building’s structure, a developer is allowed to add new apartments on top or expand the existing ones.
- Pinui-Binui (“Evacuation-Construction”): This is a more extensive project where an entire apartment complex is demolished, and a brand new, much larger building is constructed in its place. The original tenants are moved to temporary housing at the developer’s expense and then receive a brand-new, larger apartment in the new building.
The Key Benefits for Renters
Choosing an apartment in a building that has completed one of these projects means you get the benefits of a new building in an established, often centrally-located neighborhood.
- Modern Amenities and Infrastructure: This is the biggest advantage. The building will have brand-new infrastructure, including:
- An Elevator: Many older Jerusalem buildings lack an elevator, which is a major inconvenience. TAMA 38 almost always includes the installation of a new elevator.
- A Modern Lobby and Common Areas: The entrance and hallways will be renovated and clean, creating a much more pleasant living environment.
- New Plumbing and Electrical Systems: This means better water pressure and fewer worries about electrical issues.
- Enhanced Safety and Security: The core purpose of TAMA 38 is to reinforce the building against earthquakes, making it a much safer structure. Additionally, these projects often include the addition of a fortified security room (mamad) either for the entire apartment or the floor, which is a crucial feature in Israel.
- Possibility of Extra Features: The renovated apartment you rent may have new features that the original unit lacked.
- Sun Balcony (Mirpeset Shemesh): Many TAMA 38 projects include the addition of a balcony to each apartment, providing valuable outdoor space.
- Private Parking and Storage: While less common, some larger-scale projects are able to add parking spots or storage units.
- A Better Quality of Life: Ultimately, living in a renovated or completely new building is simply more comfortable. The building is cleaner, safer, more modern, and often has a stronger sense of community pride among the residents. While the rent might be slightly higher than in an old, unrenovated building next door, the vast improvement in quality of life often makes it a worthwhile investment for renters.
When searching for your next rental, be sure to ask agents if a property is in a building “after TAMA” (acharei TAMA). It’s a key indicator of quality and can lead you to a much better rental experience.
