14 Essential Questions to Ask Before Buying a Second-Hand Apartment

Buying a second-hand apartment in Israel's Gush Dan area — Kiryat Ono, Givatayim, Ganei Tikva, Ramat Gan, and Yehud — is one of the most significant financial decisions of your life, with prices ranging from 1.7 to over 4 million NIS. One missed question can cost you tens of thousands of shekels — or more. The buyers who succeed are those who arrive prepared, with the right tools and the right questions.

6 דקות קריאה

13 במרץ 2026

בקצרה

This guide presents 14 focused questions every buyer of a second-hand apartment must ask — and what to do with the answers. From legal ownership issues to hidden defects, from unauthorized construction to building committee debts that will transfer to you — each question here is worth money.

עובדות מפתח

In approximately 1 in 3 home inspections of second-hand apartments in Gush Dan, significant defects are found that the seller did not disclose
A professional home inspection for a 4-room apartment costs between 1,500-2,000 NIS and can save tens of thousands of shekels
Purchase tax on a first apartment worth 2.5 million NIS is approximately 20,538 NIS, compared to approximately 200,000 NIS for a second apartment
A buyer of a second apartment is limited to 50% leverage of property value, compared to 75% for a first apartment
Bank appraisals may be 5%-10% lower than the transaction price for older properties — requiring higher equity
Building violations — extensions and unauthorized construction — are especially common in buildings from the 1950s-70s in Givatayim, Ramat Gan, and Kiryat Ono
Proper negotiation after a home inspection can result in 10%-20% price reduction or repairs at the seller's expense

Questions 1-3: Legal Rights and Property Registration

The first step before visiting any apartment is obtaining an updated Tabu (land registry) extract. This document, available free through the Israel Land Registration Authority website, tells the complete legal story of the property: who the registered owners are, whether there are liens, warnings, active mortgages, or third-party rights. An apartment with an active lien cannot be transferred to a buyer's name until it is removed — and the seller does not always disclose this upfront.

A warning note (He'arat Azhara) is a protection mechanism for the buyer — when signing a contract, you should register a note in your favor that prevents the seller from selling to a third party. But if a note already exists in favor of another party, that is a significant warning sign. A real estate attorney — not just a notary — is mandatory in every real estate transaction in Israel. Their fee is typically 0.5%-1% of the transaction, but they protect you from mistakes that can cost many times more.

Question 1: Who are the registered owners in the Tabu and are there any liens, encumbrances, or warning notes on the property?
Question 2: Will your legal representation be by an independent attorney, or is the seller offering a 'joint' attorney? (Recommendation: always use an independent attorney)
Question 3: What is the building's management company, and what rights are registered in any existing rental agreement (if relevant)?

Questions 4-6: Physical Condition and Home Inspection

A home inspection is not a luxury — it is a necessity. A licensed civil engineer conducting a comprehensive inspection can uncover moisture problems, structural cracks, electrical and plumbing issues that the seller does not disclose — sometimes intentionally, sometimes because they are genuinely unaware. Average cost: 1,500-2,000 NIS for a 4-room apartment.

What does a comprehensive inspection cover? Structural integrity (cracks, load-bearing walls), plumbing system (water pressure, drainage, leaks), electrical (circuit breaker panel, outlets, compliance), HVAC systems, insulation and moisture (especially in ground-floor and top-floor units), balconies and flooring. Inspection findings are an excellent negotiation tool — you can request a corresponding price reduction.

Question 4: When was the last renovation and what did it include? (Request documentation)
Question 5: Are there any moisture issues, mold, or past leaks in walls or ceilings?
Question 6: Is there a complete building file including approved plans? Is all apartment space including safe room (Mamad) and enclosed balcony properly permitted?

Questions 7-9: Municipal Status, Permits, and Violations

Building violations are one of the most problematic issues in second-hand apartments in Israel, particularly in Gush Dan. In older buildings from the 1950s-70s, pergolas, enclosed balconies, extensions, and safe rooms were often added without permits. As a buyer, you will become responsible for these violations after purchase, including future municipal fines.

How to check: Contact the building permit archive at the local municipality (online or in person) and compare to the approved apartment plan. Additionally, it is important to check what remaining building rights exist on the property — can you expand in the future?

Question 7: Are there permits for all parts of the apartment including modifications, additions, enclosed balconies, and safe rooms?
Question 8: What are the remaining building rights on the property? Has betterment tax (Hetel Hashbacha) been paid for previous rights?
Question 9: Is there a demolition order, open municipal fine, or active building inspection file against the property?

Questions 10-12: Building Committee, Neighbors, and Building Condition

In a shared building apartment, you are buying not just the apartment — but also the building, the neighbors, and the homeowners' association. A non-functioning building committee, a building that has not undergone structural reinforcement (TAMA 38 or evacuation-reconstruction), debts of the current tenant to the committee fund — all of these will directly affect property value and quality of life.

In Gush Dan, particularly in Givatayim and Ramat Gan, most buildings from the 1950s-70s have not yet been reinforced. A property in a building with TAMA 38/evacuation-reconstruction potential where residents have reached agreement commands a significant premium. Check what stage discussions are at.

Question 10: Has the building undergone structural inspection and/or reinforcement under TAMA 38, and if not — is there consensus to advance this?
Question 11: What are the monthly building committee fees, are there any outstanding debts to the committee fund for the current unit, and what is the general building condition (roof, elevator, parking)?
Question 12: What is the noise level from neighbors/street? (Visit at different times — morning, evening, Friday night)

Questions 13-14: Financing, Taxes, and Closing the Deal

Before agreeing on a price, you must know the true total cost. Purchase tax for a second apartment (if you already own one) is 8% on the portion up to 5,872,725 NIS and 10% above — a sum that can reach hundreds of thousands of shekels. Capital gains tax, if the seller owes it, can make them nervous about the price. It is important to know this in advance.

A mortgage for a second apartment is limited to 50% of property value (compared to 75% for a first apartment), meaning 50% equity is required. The bank appraisal may determine a value lower than the transaction price — which will require higher equity. Obtaining mortgage pre-approval before signing is mandatory.

Question 13: What is the exact purchase tax liability in this transaction, and what is the seller's preferred move-out date? (Move-out date affects price)
Question 14: Can mortgage pre-approval be obtained before signing, and what bank appraisal is expected for this property?

צ׳קליסט

Checklist: 8 Steps Before Signing a Second-Hand Apartment Contract

Before signing — make sure you have completed all of the following checks:

1Obtain an updated Tabu extract and check for liens, encumbrances, and warning notes
2Hire an independent real estate attorney — not an attorney recommended by the seller
3Order a home inspection from a licensed civil engineer — before signing, not after
4Check the building permit archive at the local municipality for any unauthorized violations
5Visit the apartment at least 3 times — at different hours of the day and week
6Get mortgage pre-approval before signing — and check bank appraisal
7Check building committee debts and building condition — roof, elevator, moisture in parking
8Calculate exact purchase tax, attorney fees, and other transaction costs before closing

שאלות נפוצות

שאלות ותשובות

A property purchase contract is a binding document. Withdrawing from it will result in an agreed penalty (typically 10% of the transaction price). This is why it is important not to sign under pressure — take time, check everything, and arrive at signing with an attorney.

A real estate attorney represents your interests, conducts negotiations, prepares the contract, and executes the transfer of rights. A notary only authenticates signatures. In a real estate transaction, you need an attorney — not just a notary.

No — the bank appraisal determines the basis for mortgage calculation. If the bank appraisal is lower than the agreed price, you will need to finance the gap from equity. In older Gush Dan properties, appraisal gaps of 5%-10% are not uncommon.

TAMA 38 reinforces an existing building and allows adding floors. Evacuation-reconstruction demolishes and rebuilds from scratch. Both significantly increase property value upon completion — but in the meantime cause inconvenience and may cause delays. Check what stage discussions are at before purchasing.

It is possible to purchase an apartment with an existing tenant, but it is important to check the rental contract terms, its expiration date, and the likelihood of vacation on time. A tenant who does not leave on time can lead to expensive legal proceedings and delay your move-in.

Buying a second-hand apartment in Gush Dan — Kiryat Ono, Givatayim, Ganei Tikva, Ramat Gan, and Yehud — is a significant economic opportunity, but also a complexity that requires serious preparation. The 14 questions we presented cover most of the risks that buyers encounter in practice. Remember: every check you skip is a risk you take upon yourself.

Shmuel from 'HaNechasim BeGova HaEinaim' office has accompanied dozens of transactions in Kiryat Ono and the surrounding area. If you are considering purchasing a second-hand apartment and want close guidance — from the right questions through to signing — you are welcome to contact us for an initial consultation with no obligation. Our office specializes in Kiryat Ono, Givatayim, Ganei Tikva, Ramat Gan, and Yehud – contact us today.

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