Everything You Need to Know Before Buying or Entering a New Apartment
Tofes 4 is one of the most important documents in Israeli real estate. If you are buying a new apartment from a contractor, investing in a project, or receiving a handover from a new development, you must understand what Tofes 4 is, why it matters, and how to protect yourself.
This guide explains everything in simple, clear terms so you know exactly what to check before signing, paying, or entering the apartment.
What Is Tofes 4?
Tofes 4 is the official occupancy permit issued by the local municipality in Israel. It confirms that:
- The building is safe
- Construction matches all approved plans
- The structure meets all engineering and fire standards
- The building is ready for residents
- Utilities (water, electricity, sewage) can be legally connected
Without Tofes 4, the building cannot be legally occupied.
It does not matter what the contractor says.
It does not matter if the apartment “looks finished.”
No valid Tofes 4 means you cannot live there.
Why Tofes 4 Matters
Buying a property without a Tofes 4 can lead to serious problems:
1. You cannot move in
Municipalities will not allow legal occupancy.
2. Banks may not release mortgage funds
Lenders usually require Tofes 4 before transferring the final payment.
3. No utility hookups
Electricity, water, and gas companies require Tofes 4 to connect the building.
4. Safety is not guaranteed
Without Tofes 4, there is no confirmation that:
- Fire systems work
- Emergency exits are approved
- Structural tests passed
- Plumbing and electrical systems are safe
5. You could be stuck waiting months
Developers sometimes promise “next month,” but Tofes 4 delays can last 6 to 24 months.
What Does Tofes 4 Approve?
Tofes 4 is a final approval that all the following elements meet regulation:
1. Engineering & structural integrity
- Earthquake resistance
- Concrete quality
- Reinforcement and beams
- Building skeleton stability
2. Electrical & plumbing systems
- Main electrical room
- Proper grounding
- Fire panel installation
- Water pressure & sewage flow
3. Fire safety systems
- Emergency staircases
- Fire hoses
- Sprinkler systems (if required)
- Emergency lighting
- Fire alarms
4. Urban planning compliance
- The building matches the approved blueprint
- No illegal additions
- All required parking spaces built
- Public areas completed
5. Infrastructure connectivity
For occupancy approval, the municipality checks readiness for:
- Water
- Electricity
- Sewage
- Drainage
- Roads & sidewalks around the project
When Is Tofes 4 Required?
You need Tofes 4 in any of these situations:
- Buying a new construction apartment
- Receiving key handover from a contractor
- Completing a TAMA 38 project
- Entering a building after major renovations
- Purchasing property in a new neighborhood
- Preparing for mortgage finalization
- Registering the building in Tabu (land registry)
If you buy a second-hand apartment, it should already have Tofes 4.
Who Issues Tofes 4?
Tofes 4 is issued by the local municipality (Iriyah).
The inspectors involved include:
- Municipal engineer
- Fire safety authority
- Water authority
- Electrical inspector
- Sanitation & environment officials
- Planning & zoning committee
- Project’s supervising engineer
The developer cannot issue Tofes 4. Only the municipality can.
What Is the Process to Receive Tofes 4?
Here is the typical sequence:
Step 1: Construction is completed
The building is finished, including exterior work and public areas.
Step 2: The contractor submits a Tofes 4 request
This includes dozens of documents such as:
- Engineer’s compliance statement
- Fire department certifications
- Plumbing test results
- Electrical safety tests
- Asphalt inspection
- Sewage connection confirmation
Step 3: Municipal inspections
Multiple inspectors visit the site.
Step 4: Corrections requested
Often the city returns a list of required fixes.
Step 5: Second inspection
Contractor shows that corrections were made.
Step 6: Tofes 4 approval granted
The municipality signs the occupancy permit.
Can You Move In Without Tofes 4?
No.
Not legally.
Not safely.
Not recommended.
If a contractor tells you “everyone moves in without Tofes 4,” that is a red flag.
You risk:
- No insurance coverage
- No water or electricity
- Legal penalties
- Safety hazards for your family
- Mortgage issues
- Contractor delaying indefinitely
Always wait for the official document.
How to Check if the Building Has Tofes 4
You can verify by asking for:
- The actual Tofes 4 PDF document
- Confirmation from the municipality
- Confirmation in writing from your lawyer
- Engineer’s final approval (Tofes 4 attachments)
Never rely only on verbal promises.
Tofes 4 vs Tofes 5: What’s the Difference?
| Document | Meaning |
|---|---|
| Tofes 4 | Occupancy permit. Connects utilities. Allows residents to move in. |
| Tofes 5 | Final completion certificate. Allows registering the building in Tabu. |
You need Tofes 4 to move in.
You need Tofes 5 for long-term legal registration.
Common Reasons Tofes 4 Gets Delayed
1. Fire department issues
Most common. Missing systems or non-approved materials.
2. Infrastructure not completed
Roads, sidewalks, lighting, or sewage unfinished.
3. Contractor cut corners
The municipality will not approve until everything is fixed.
4. Payments or paperwork missing
Developers sometimes delay submitting documents.
5. Changes to the approved plans
Any structural change requires a new permit and new inspection.
6. Water or electrical room failures
If the main system malfunctions, Tofes 4 is blocked.
7. Safety problems in staircases or elevators
Improper railings, missing emergency lighting, or elevator issues.
What Buyers Should Demand Before Payment or Handover
If you are buying a new apartment, you must insist on this checklist:
Buyer’s Tofes 4 Checklist
- A certified copy of the Tofes 4
- Municipal approval stamp
- All utilities connected
- Fire department sign-off
- Public areas completed
- Roads and sidewalks completed
- Elevators approved and working
- No construction hazards
- No scaffolding or unsafe areas
- No temporary electricity system
- Parking area completed
Never release your final payment until this is provided.
Can a Contractor Deliver an Apartment Without Tofes 4?
Legally, no.
If your contract allows handover without Tofes 4, your lawyer failed to protect you.
Standard contracts say:
- Key delivery only after Tofes 4
- Full payment only after Tofes 4
- Delays beyond a certain time require compensation
If a contractor pressures you, do not agree.
How to Protect Yourself When Buying a New Property
1. Write in the contract:
Final payment is released only after receiving Tofes 4.
2. Require penalties for delays
Daily compensation is standard in Israel.
3. Let your lawyer confirm the Tofes 4 authenticity
4. Visit the site and check infrastructure completion
External work often delays approval.
5. Do not rely on promises like “It’s coming next week.”
Ask for the document.
Frequently Asked Questions
How long does Tofes 4 take to receive?
Usually 2–6 months after construction ends.
Delays of 12–24 months are possible with irresponsible developers.
Can a bank release mortgage money without Tofes 4?
Usually no. Some banks offer exceptions for large developers only.
Does every building in Israel need Tofes 4?
Yes, unless it is an old building built before regulations existed.
Can you rent an apartment without Tofes 4?
Also no. It must have legal occupancy status.
Final Conclusion: Never Agree to Anything Without Tofes 4
Tofes 4 protects you, your money, and your safety.
It is the only guarantee that the building is legal, finished, and safe to live in.
Whether you are:
- Buying
- Investing
- Receiving keys
- Entering a new building
- Signing a contract
Always ask one simple question:
“Do you have Tofes 4 in hand? I want the document.”
If the answer is anything other than yes, you wait.
