Complete Property Management in Jerusalem

Our management covers the full long-term rental cycle: finding and screening tenants, coordinating the lease, collecting rent, handling tenant requests, responding first to maintenance problems and coordinating repairs, making sure tenants keep up with arnona, water, electricity, gas and building committee (va’ad bayit) payments, documenting the property’s condition at move-in and move-out, tenant turnovers and regular reporting to you. When a property needs more than routine maintenance, our renovation division can plan and coordinate the work. The exact scope is set out in a written proposal after we have assessed the property, so you know what is included before you commit. Legal, tax and accounting matters stay with your own lawyer or accountant, and we coordinate with them where needed. Read more about our property management service.

Yes. We market the property, handle enquiries and viewings, and screen applicants, typically by verifying identity, checking employment and income, and taking references from previous landlords where available. We then present our recommended applicant and the reasons for the recommendation, and the final decision is yours. We coordinate the lease with you and record the property’s condition in writing and with photographs at move-in. Lease terms and any guarantees should be reviewed by your own lawyer.

When a tenant reports a problem, we are the first to respond: we go and look ourselves, and many times we solve it without bringing anyone in. When a professional is needed, we use our regular, trusted tradespeople, who do good work at fair prices and stand behind it. At the start of management we agree a spending limit with you for routine repairs. Below that limit, we go ahead with the repair and report it to you afterwards, with the invoice and photographs where relevant. Above it, you receive a description of the problem, photographs and a quote, and nothing goes ahead until you approve it. The only exception is immediate work needed to contain an emergency, such as stopping a leak, which we then report to you in full.

You receive regular written reports covering rent received, expenses and any work carried out, with photographs of completed repairs. We also make sure your tenants stay on top of arnona (municipal tax), water, electricity, gas and building committee (va’ad bayit) payments, so debts do not build up on the property or land on you. Anything that needs a decision, such as a repair above the agreed limit, a lease renewal or a tenant leaving, is raised with you directly rather than waiting for the next report. We agree your preferred channel at the start, whether that is email, phone or WhatsApp, and the reporting frequency is set out in your management proposal.

Tenants report urgent problems, such as a leak, a loss of power or a broken front-door lock, directly to us. We respond first: we go and see the situation ourselves and take the steps needed to contain it, and when a professional is needed, we bring in one of our regular, trusted tradespeople. We then inform you with a clear account and photographs of what happened and what was done. Anything beyond immediate containment, such as the full repair, goes ahead only once you have approved it.

Yes, we manage both for long-term rental. With a furnished property, we record an inventory of the furniture and appliances with photographs at move-in and check it again at move-out, which makes any discussion about wear or damage much simpler. Whether furnishing makes sense for your property depends on its size, its location and the tenants it is likely to attract, and we can advise on this during the assessment. If you decide to furnish or upgrade, our renovation division can coordinate it.

Fees are set out in a written proposal after we have assessed the property. They depend on the type and size of the property, whether it is furnished, its condition and which services you need. Renovation and upgrade work is quoted separately for each project. The simplest first step is to request a quote, which does not commit you to anything.

Yes. We start by collecting what is needed for a clean handover: the lease, the tenant’s contact details, any deposit or guarantee arrangements, keys and records of recent maintenance. We visit the property to record its condition at handover, confirm that arnona and utility accounts are up to date, introduce ourselves to the tenant as the new point of contact and flag anything that needs attention. If the lease or the previous management agreement raises questions, such as notice periods, we recommend checking them with your lawyer before the switch.

Yes. Several of the owners we work with have more than one Jerusalem property with us. You have one point of contact and receive consolidated reporting across all your properties, with the same approval process for each. We also plan lease renewals and turnovers across the portfolio, so preparation work can be scheduled and budgeted in advance rather than all at once. See an example of a five-apartment portfolio.

Yes. We have experience helping owners navigate TAMA 38 and Pinui Binui projects in buildings where they own a rental. We follow the project, attend building meetings on your behalf where you wish, keep your tenant informed and coordinate the timing of the lease with the project schedule. We work alongside your lawyer, who advises you on the developer agreement, since we do not give legal advice. Our guide to owning a rental apartment through TAMA 38 or Pinui Binui explains what to expect.

Yes. We make sure the arnona (municipal property tax), water, electricity, gas and va’ad bayit (building committee) payments are handled correctly for the tenancy. We follow up with the tenant so that debts do not build up on the property or land on you, and if a payment falls behind, we take it up with the tenant and keep you informed.