How to Read a Tabu Extract — A Practical Guide with Clear Examples

What Is a Tabu Extract and Why Is It Essential Before Any Transaction

A Tabu extract is an official document issued by the Land Registry Office (Tabu) under Israel's Ministry of Justice. It contains all the legal and proprietary information about a property — who owns it, its registered size, whether there's a mortgage, seizures, warning notes, easements, and more. In Israeli real estate jargon, it's called 'the property's identity card.'

Before signing any purchase contract — whether for a 3-room apartment in Pisgat Ono or a private home in Ganei Tikva — you must pull a current Tabu extract and read it carefully. This isn't a document that should stay only with your lawyer. An informed buyer needs to understand what's written there.

You can generate an online extract at the Ministry of Justice's 'Mekarkein Online' website (mekarkein-online.justice.gov.il). You'll need the block (gush), parcel (helka), and sub-parcel numbers — or the full property address. If you don't have the sub-parcel number, you can pull a consolidated extract showing all apartments in the building and identify the relevant unit.

Section One: Property Details — Block, Parcel, Sub-Parcel, and Attachments

The first section presents the 'dry details' — the physical and identifying data of the property. All land in Israel is divided into blocks (gushim), and each block is divided into parcels (helkot). In shared buildings, each apartment receives a sub-parcel number. For example: Block 3819, Parcel 45, Sub-parcel 7 represents a specific apartment in a specific building.

What to check here? First, verify that the registered area matches what the seller presented. If the seller says '100 sqm' but the extract says 85 sqm, there's a gap that needs explanation. Sometimes it's the difference between gross and net area, and sometimes it indicates an unreported building violation.

In a shared building extract, you'll also see the attachments (hatzmadot) — parts of the common property attached to a specific apartment. Common attachments include parking spots, storage rooms, gardens, and rooftops. These are marked with letters in the shared building plan. It's critical to verify that every attachment the seller promises is actually registered in the extract.

In Bik'at Ono, for instance, apartments in older buildings in neighborhoods like Kiraon or the city center sometimes lack a registered parking attachment — and a parking spot that isn't registered in the Tabu is not legally yours, even if 'everyone always parked there.'

Section Two: Owner Details — Ownership, Leasehold, and How It Was Acquired

The second section is arguably the most critical: who is the owner? Here you'll find the owner's name, ID number, and the type of right — ownership (ba'alut) or leasehold (hakira). It also shows the method of acquisition: purchase, inheritance, gift, or another process.

Critical point: if it says 'leasehold' instead of 'ownership,' it means the land belongs to the state (Israel Land Authority), and the owner is actually a leaseholder for a period of 49 or 99 years. This isn't necessarily a problem, but it's important to know: transferring rights in a leased property sometimes requires approval from RMI and payment of permit fees. In some newer developments in Bik'at Ono, such as new projects in Or Yehuda, the land belongs to RMI.

Section Three: Warning Notes — The Most Confusing (and Most Important) Section

The third section of the Tabu extract is where the legal drama happens: this is where warning notes, liens, mortgages, seizures, court orders, easements, and more are recorded. Warning notes are the most common entry — and not all of them are negative.

A bank warning note (mortgage) appears in almost every extract. It means the owner took a mortgage loan, and the bank registered a lien on the property as collateral. This is standard — in about 80% of transactions, the seller still has an active mortgage. What matters is that the purchase contract specifies the buyer's funds will first be used to settle the mortgage, and the bank will then remove the lien.

A seizure (ikul) is a clear red flag. It's registered when a creditor (bank, execution office, tax authority) files an order to prevent the owner from selling the property until a debt is repaid. The iron rule: never purchase a property with an active seizure.

What the Tabu Extract Doesn't Tell You — and Where to Check Additionally

It's important to understand: the Tabu extract is an essential tool but not a sufficient one. There are things the extract simply doesn't reveal, and without additional checks you could enter a problematic transaction.

Building violations don't appear in the extract. If previous owners enclosed a balcony, built an addition, or expanded the apartment without a permit, the extract won't show it. Only checking the building file at the local planning and building committee will reveal violations. In Kiryat Ono, older buildings in neighborhoods like Ganei Ilan or Ever HaYarden are known for unauthorized enclosures and additions.

Construction defects, building maintenance conditions, future urban renewal plans, and outstanding municipal debts also don't appear in the extract. Therefore, the Tabu extract is a first step in due diligence, not the only step.

If the property you're checking doesn't appear in the 'Mekarkein Online' system at all, it may be registered with the Israel Land Authority (RMI) rather than in Tabu. In that case, you'll need a 'rights confirmation' from RMI — a document similar in function to a Tabu extract but different in format. Some properties, especially older ones, are registered with a 'managing company' (hevra meshakenet). In that case, you need to contact the managing company directly.

Common Mistakes When Reading a Tabu Extract — and How to Avoid Them

After years of guiding buyers and sellers in Bik'at Ono, certain mistakes keep repeating. Here are the most common ones:

Mistake #1: Panicking over a mortgage. Almost every extract shows a mortgage registration — this is perfectly normal. Most sellers are still paying their mortgage. What matters is that the mortgage gets settled from the transaction funds, and your lawyer needs to ensure this.

Mistake #2: Ignoring attachments. Many buyers check ownership and mortgage but don't verify that the parking spot and storage room are actually registered as attachments to the apartment. In older Kiryat Ono neighborhoods, there are buildings where parking is allocated 'by custom' but not registered — a recipe for disputes.

Mistake #3: Not distinguishing between ownership and leasehold. Buyers who miss the type of right may discover later that they need RMI approval and must pay permit fees — an expense that can reach tens of thousands of shekels.

Mistake #4: Relying on an old extract. A Tabu extract is valid only at the moment of generation. Between pulling the extract and signing, new notes can be registered. Always pull a fresh extract close to the signing date.

Mistake #5: Not ordering a historical extract when needed. For apartments that went through inheritances, gifts, or multiple owners, the standard extract only shows the current status. The historical extract reveals the full transaction chain and can uncover partially resolved issues.