What Was TAMA 38 and Why Did It End
TAMA 38 was a national outline plan that took effect in 2005, aimed at strengthening old buildings constructed before 1980 against earthquakes. The concept was straightforward: allow developers to add floors and new apartments to old buildings, and in return, they would reinforce the structure, add safe rooms (mamad) and balconies, and upgrade the entire building. This created an economic mechanism that did not require residents to pay out of pocket.
After nearly 20 years, the plan expired in October 2023. The reasons were varied: overload on urban infrastructure, uncontrolled construction in high-demand areas, gaps between central and peripheral cities, and planning problems caused by piecemeal building additions without comprehensive urban vision. The government decided to transfer responsibility to local authorities, which would advance plans tailored to their specific needs.
- TAMA 38/1 – Strengthening an existing building, adding floors and apartments, upgrading safe rooms and balconies
- TAMA 38/2 – Demolishing the old building and rebuilding it with significant addition of housing units
- The plan applied to buildings constructed before 1980 that did not meet Standard 413 for earthquake resistance
- In high-demand areas like Gush Dan, projects were very profitable for developers due to high land values
What's Happening in Kiryat Ono in 2026 – The Local Replacement Plan
Kiryat Ono was among the first cities in Israel to understand that TAMA 38 alone was insufficient. As early as 2014, the municipality approved a local master plan for urban renewal, and in 2017 developed its unique model for building reinforcement. When TAMA 38 expired, Kiryat Ono was already prepared with an alternative.
The local plan differs from TAMA 38 in several fundamental ways. First, it is adapted to the city's capacity and infrastructure – meaning floors and apartments are not added without ensuring sufficient roads, parking, parks, and schools. Second, it includes exemption from betterment levies for developers, making projects more economically viable. Third, it allows issuing building permits without the need for a detailed point plan, significantly reducing bureaucracy.
- The local plan is tailored to the city's needs and infrastructure capacity
- Exemption from betterment levies for developers – an important economic incentive
- Expedited process for building permits without detailed point plans
- A dedicated Urban Renewal Administration established in 2018 supports residents and developers
- 17 plans already approved – 13 evacuation-reconstruction and 4 demolition-rebuild
Kiryat Ono's Unique Model – Building Reinforcement Without Paying
One of Kiryat Ono's most significant innovations is a model that enables renovation and reinforcement even for buildings that were not economically viable for standard TAMA 38. The concept: a developer executing a large evacuation-reconstruction project in a certain area is required to also reinforce old buildings in the vicinity – adding safe rooms and balconies – and in return receives additional building rights in their larger project.
The most prominent example is on Levi Eshkol Street, where Bonei HaTichon construction company is reinforcing 4 old buildings with 190 apartments – adding a safe room and balcony to each unit – and in return receives an addition of 52 new apartments in the adjacent evacuation-reconstruction project. The big advantage for residents: their building undergoes comprehensive renovation and protection against earthquakes and missiles, without paying a single shekel.
- Developer reinforces old buildings in exchange for building rights in a nearby project
- Residents receive safe room, balcony, and earthquake reinforcement – at no cost
- Unlike standard TAMA 38, no new apartments are added within the upgraded building itself
- The model solves the problem of buildings with no economic feasibility for independent reinforcement
Major Projects in Kiryat Ono – What's Under Construction and What's Planned
Kiryat Ono has been experiencing a significant wave of urban renewal in recent years, with projects of unprecedented scale. The largest project is Alma by Canaan Group on Levi Eshkol Street, where 232 old apartments in 11 railway-style buildings are being demolished and replaced by 760 new housing units in ten buildings of 12-20 stories, along with 6,000 square meters of commercial and office space.
Additional projects include the Carasso Ono complex, where 73 new housing units in 13 buildings have been completed; the ONO ONE project by Bonei HaTichon on Levi Eshkol Boulevard; and the Enav Real Estate project on HaTe'ena Street – where 78 old apartments in three railway-style buildings are being replaced by 255 new apartments in four 16-story buildings.
- Alma Project (Canaan Group) – 232 old apartments become 760 new ones on Levi Eshkol Street
- Carasso Ono Complex – 73 new housing units in 13 buildings, project already completed
- ONO ONE Project (Bonei HaTichon) – new residential on Levi Eshkol Boulevard
- Enav Real Estate Project (HaTe'ena Street) – 78 old apartments become 255 new ones