Do Apartments with Double Sinks Exist in Israel?

 We are busy moving and one criteria we have for an apartment is 2 sinks. It makes keeping Kosher so much easier. Amazingly, a few estate agents tell us that 2 sinks in Israel is something that is impossible to find.

 Well, I decided that looking on a site such as Yad2.co.il, especially for those listings that include photographs, I'd make a note of whether 2 sinks are possible or impossible to find in Israel. 

 The images found in this post are just the first 5 that came up when typing in my criteria in Yad2. 

 Hm, it looks to me like keeping Kosher with 2 sinks is a possibility. Yay for the listings that include images.

So if Kashrut is important to you and you are searching for an apartment with 2 sinks, rest assured it most definitely is possible and don't let an estate agent force you to settle for your second sink being some make shift effort on your Mirpset or for you to pay to install a second one. Why should you when the images here prove that 2 sinks are a reality here. 

Happy apartment hunting. May you find the perfect apartment for you and have a successful Klita (absorption) to Israel. 

Shoshanah Shear

Chessed Ve'Emet

Renting in Israel: What to Consider (Realistically!)

For those choosing the option of renting in Israel, there's really a lot that needs to be considered. Of course, purchasing an apartment in Israel has its own numerous considerations - a topic for another post. The ideas in this post can assist in giving a few ideas for both - with an emphasis on those wanting to get a start in Israel, but who lack the funds to purchase their own apartment.

Lets make it clear from the start. This post is for those who are "strapped for cash" but (probably like everyone else) need to live in a contraption that has four walls and a roof. Lets also make it clear - from the start - certainly when it comes to lower rental units, the apartment one is looking for, is usually a lot smaller than what one may be used to from other countries. Not only the apartment itself, but even the way it looks and the condition it is in. It's usually safe to say that the cheaper the rental - the more likely the apartment would have been less cared for!

There are no general rules about what the landlord is required to do to make the lessee happy. In fact, it will ultimately be up to the lessee to do his/her own homework in making sure things are in the best of conditions that he/she can cope with. That's not the discussion for this post.

What is the discussion relates to who you are. It's a fact that may be overlooked when you arrive. Advice about renting from social networks and those who do not know you as a real live person who has a life of their own, will include points such as taking the cheapest place - if that's all you can afford. Advice may also include living in an area which is also cheaper (even if you really feel uncomfortable about it!) It sounds right - after all. If you cannot afford to live in Jerusalem (probably the most expensive area to live in, sharing this title with Tel Aviv,) you may need to move elsewhere!

Ideas may be suggested such as Tzfat, Beer Sheva - the Northern and Southern areas of Israel. If these areas do not appeal to you, you'll be lead into the next general choice - the Gush - a section of Israel known as Yehuda and Shomron (Judea and Samaria,) that by world standards is subject to dispute regarding Jewish ownership. As a result of world politics, not everyone wants to live there. On the other hand - those with strong Zionistic tendencies often choose to live in these areas specifically.

One of the highlights in living in these areas is the opportunity to hear the Muezzin which produces an awesome sound at least five times every day. Though not found in the towns themselves, they come from the very close Arab villages. Do see Judea and Samaria Area (especially bottom of page under municipalities) for more information regarding the cities found in the Israeli West Bank Settlements.) Indeed you will find rentals cheaper in all these places, and you should not feel you are lacking anything by being in any of these places. It is all Israel.

With all this - and really the focus of this post - a word of caution. Don't forget to be realistic to yourself. You see... you probably know yourself better than anyone else in the first instance. In the second instance, you may have a certain type of lifestyle that requires you to live in a particular place for whatever reason it is. Following the crowd - because you lack the financial ability to rent centrally may not always work. When it doesn't, you may even find yourself considering returning to your country of birth (or anther place on the map - somewhere!) To explain:

Let us assume you rent in the center of Jerusalem because your work is there. After much research, you'll probably find that if you need to seriously increase your income, you won't necessarily find it easy in Tzefat. That is just how it is! Jerusalem - being central - is expensive. But don't forget, now that your work is there, as a result, your transport will be a lot cheaper than having to live in an outside area in the Gush - which may be very cheap, but lack adequate transport to get you to work on time - let alone the additional cost of travel! In addition, the constant and lengthier travel will take its effect on your health (especially if this is important to you,) and will actually add to your financial expenses. It's something one only ever gets to understand after doing this type of routine oneself!

Let's take another example: Again, your health may be important to you. You may need to be close to a hospital - or at least be able to get to the hospital in a hurry (for whatever reason.) Living in certain areas of the Gush will not afford you the luxury of a bus when you need to travel. In addition since you are already strapped for cash - you probably won't have your own car! The only way you'll get to the hospital is via ambulance - an expense of some 1000 shekels. You'll need to pay that money upfront - before being treated - don't forget! Being in Jerusalem and closer to easier transport means you could take a taxi (many times) to get to a hospital, instead of paying the ambulance. Again - only those who know the urgency of such matters, value and appreciate the importance of having easy access to transport facilities when it counts most!

Here's another example: You may live in an area in the Gush which has one or two stores for food and general things. The price of the food may far exceed what you pay if you lived in a more expensive area which has its own supermarket which actually charges far less for basic food (and other!) items. As a result, you may as well consider living in the more expensive area - if in fact it meets your requirements better!

Are you still trying to purchase furniture (of any sort) for your home? Living in an outside area will mean paying a lot more for transport to get the things you need to you. It may sound like a once-off purchase! But all of a sudden, it's a heater in winter (often not available in certain cheaper areas), two fans in the summer, a large garbage bin - or maybe even a fridge, stove or cupboard! Not only will it be more expensive in transport - but there are many companies who will not even come out to your area because they do not consider these areas as a part of Israel!!! You'll be forced to using an outside moving company who will charge you double and triple the amounts the store would charge if you were situated in an area which is politically okay!

Are you religious? Do you fulfill the laws of Family Purity and need a Mikvah nearby? Don't forget, you may find yourself living in a cheaper area - at the expense of being far from the Mikvah. Is it important to you to live close to a synagogue? Are you prepared to compromise on a cheaper apartment (wherever it is,) and lose out on being able to pray with a Minyan on a regular basis etc. 

Have you considered the advantage of living near a post office? What of living close to your Kupat Cholim? Though it's not the hospital - if you're not well, it can be imperative that you live close by. Are their specialist doctors who frequent your Kupah? If you need a specialist on a regular basis - and find yourself renting where it's cheaper but much further from the specialist - have you outweighed the realistic costs of time and expense when it comes to visiting the doctor?!

There will always be people to criticize the concepts in this brief post. It's not for them. The post is here to show you how so many factors need to be taken into account before making a choice of where you will live. Relying on those who prefer to "shake you off them" with an approach of always going where it's cheaper, will not always bring you to your goal - a long term one of settling in the country.

While the actual cost of rent is vital - don't forget to add in the costs of your life! Don't forget your general transportation costs as well as the costs of food and items at nearby stores (places you will frequent.) Will you really save by living in the "cheaper" area after all? Do you know what type of lifestyle you will have by living in the cheaper area? Are you going to live there just because it's cheaper - or because you really want to live there?!

Did you know - for example - that many people travel to the Rami Levy superstore in Beitar Illit, from all areas of the Gush and even other outside areas too - just to do their shopping there because the prices are so much cheaper?! But consider this: If you are Torah observant, and money is tight - that by living inside this area, you would have immediate access to the store - and save on a daily basis!

Did you know - for example - that many people travel to the Kupot Cholim in Beitar Illit, from all areas of the Gush just to make a visit to a doctor or dentist - because they lack various medical specialists in their own areas?!

It may look like it's cheaper when moving to an area that seems cheaper - but don't forget to be realistic to yourself, because you know yourself best! Don't forget to ask yourself - are you actually saving money when you take your entire lifestyle into account?! Will the initial lower rent actually save you money, time - and even your health - when it comes to all your activity in Israel?!

For assistance in understanding the importance of these concepts in a more comprehensive manner and to make a detailed accounting of an area you are interested in - as opposed to another area, contact us directly and we would be happy to assist you to do a chart of comparison to assist in giving you a better idea of some things to consider. Our approach is centered on your lifestyle. It is clearly not a real estate approach to finding your ideal home.

Jobs in Israel - and What You Really Get Paid

The new (and old) Oleh/Olah may well be surprised to find out both the cost of living in Israel as well as what a job actually pays. For those reading this blog regularly - you may have seen this issue addressed before - but there's never enough said on this subject and it's vital to educate yourself in understanding what you'll be doing to earn an income in Israel - and what you will be paid for your efforts. 

There's a well known fallacy that you get paid what you're worth and that if you're not getting paid enough, it means you need to get a better education. Let's set things straight... The general Israeli outlook is one of socialism. It encourages working for a boss and being a part of a working team that arrives at work at 7:30am and leaves at 6:30pm every day - 6 days a week. In real terms what this means is that the "boss" receives the majority of the income generated by the business - and most employees receive an "average income" which in real terms is known as "minimum wage".

It may seem like everyone is doing okay - but minimum wage really means you'll be earning less than ₪25 an hour. Again - in real terms, you'll be generating some ₪4500 per month before taxes, Bituach Leumi (national insurance) and other other basic deductions that happen before you actually access any of your income. To qualify these figures and the situation at hand - if you'll be working in the main central Jerusalem area - you'll most likely need to be living there. Roughly speaking a 2.5 room apartment - that means one bedroom and one and half other rooms (i.e. the main Salon and a corner) will set you back some 1.1 million Shekels. Do the mathematics on your monthly salary and you will quickly realise it will take you almost 15 years of constant saving to earn the minimum deposit required to purchase that home. I neglect to mention being unable to eat, stay anywhere, use transport or communication methods of any kind during that time - as you continue to save your money. If on the other hand you're considering rental, a one room apartment may well set you back some ₪3700 per month - or in real terms your entire salary after your basic taxes (if you are lucky!)

Yes, this is the real cost of rental and housing. I was happy to hear of another outstanding radio program recently - podcast linked below (you'll be directed to the site it is on.) It is here to educate and to make you aware of just what the job market is actually doing to the average person in Israel.

Remember, you can often earn a lot more working on your own - even if you incur the wrath of friends who cannot understand why you are not "working" - as above that all people should be part of a socialistic society. Yet, ironically as an educated person, working a full time job will often see you earning less than an uneducated person with no experience. 

Choosing your type of work in Israel means choosing to be honest about what you need to do to earn a livable income - as opposed to fitting in with the crowd. Many coming to Israel will either give up highly specialised fields to opt for house cleaning, bus driving and guard work outside of shopping centers - all jobs which often earn at least the same, if not more than the jobs going for highly educated people with many years of experience. It's a phenomenon that makes absolutely no sense. But the faster one gets to understand the process here, the easier one's integration can be.

In this radio podcast - Why are the Wages in Israel Alarmingly Low - you'll get to hear more about what is actually going on, giving you the ability to reconsider the type of work you'll be wanting to do when living in Israel.  

Renting in Israel - Draconian Conditions - The Wild West!

You may have already read a recent post on this blog, "Radio Interview: The Costs of Renting in Israel - From a View of a Minister of the Knesset." We saw how the rental situation in Israel is currently out of control. In short, there are no laws to keep rental costs in any kind of balance. Landlords are given permission to charge what they like - when they like. The tenant is warned in the strongest of terms "caveat emptor" - or "let the buyer beware!" In our case - let the renter beware. A Minister of the Knesset - Minister Hilik Bar spoke out in the strongest of terms regarding the desperate situation renters find themselves in with prices what they are - and that even for someone like himself, he could see no way of buying an apartment for himself given the massive amounts of money needed to even make a start - to one's start!

Recently another Minister of the Knesset, Stav Sapir - came out as well in the strongest of terms regarding the "Wild West" situation of the rental situation in Israel. This time, it's not only the awful situation of costs that are involved, but the fact that landlords are practically given permission to treat their tenants in any way they wish. Indeed, renting an apartment without proper running water, electricity and various other dangers(!) can be the norm. As pointed out on www.jersualemonline.com, "...hundreds and thousands of Israelis and (sic) forced to live in apartments that are missing even the most basic of accommodations." The situation is indeed desperate, and more needs to be done to ensure that there is a measure of honesty from the landlord who is actually being paid by his tenant for the right to have a normal in-working-condition apartment.

Famous other problems - never to be attended to by the landlord - include wide open areas allowing doves to fly into the home, build nests and breed a new family, exposing of electric wires (an actual life threatening situation!,) unleveled floors (another opening for an accident,) allowing neighbours to build "at the expense" of the landlord's tenants who must forgo use of parts of their apartment during building, broken shutters (a building fault, not just needing a change of strap,) not allowing tenants to hang their own paintings on the walls, non-working radiators or yunkers (established as part of the contract), rental of broken, old furniture indicating the apartment as rented with furniture(!) It is clear, landlords have a monopoly. The tenant has no choice but to sign a contract which gives the landlord full rights to treat his tenant as he wishes. His only other option is to sleep on the street if he finds that living in an apartment without proper windows(!) air(!) water(!) or electricity(!) is not to his liking! Very often landlords will even go so far as to claim that they will indeed attend to the many needs in the apartment - as soon as the contract (Chozeh) is signed, yet you can bet your bottom dollar - that the next day he will have already forgotten his conditions. Writing them down is of course an insult to the landlord who wonders why you cannot simply trust him!

For those living in (normal) homes overseas, almost all have no idea of the circumstances forced upon tenants living in Israel to live in. They cannot believe this is true, often claiming that the law is the law and one may certainly take a landlord to court (at the cost of the tenant who already lacks money!) and have the courts straighten matters. There is a certain ignorance among those living overseas, and I am glad to see the issue finally coming out a lot more in the open in a variety of news sites.

It seems that because there are indeed Ministers of the Knesset themselves affected by these problems, that they are coming out into the open a lot more now and it is vital that the public educate themselves to the reality of the practical oppression to those unable to afford their own homes. Buying in Israel today has become a virtual impossibility for the minimum wage - average - labourer. That being the case, it is vital that proper laws protect the tenant - and more importantly that the public become educated to support the case for honesty in all matters related to rental and rental conditions. Remember - it may well be that you could find yourself in this same situation one day. Better to support the case for honesty in rental today - than to find yourself one day up against it when you may be the one in need!

For a more authoritative view on the problems of the "wild west", see the news in the jerusalemonline.com, "New Law to Protect Renters of Apartments from Draconian Conditions." What a superb word to describe the horror!

Radio Interview: The Costs of Renting in Israel - From the View of a Minister of the Knesset

If you're not yet living in Israel and thinking of making Aliyah - you'll need an introduction into the housing market. To clarify one thing, this blog is about sharing things as they are. We don't hide anything - and want to make it clear, we're here to help and assist. Mostly this blog is real because we understand what being a real person is all about - when it comes to making as large a move as coming to live in the Land of Israel.

As for housing, everyone knows you can either buy or rent - but few acknowledge the real costs involved. Having watched a variety of forums said to assist one in making Aliyah I've personally seen a two-sided approach. There are those who are a part of the "haves" who have little mercy when it comes to acknowledging the needs of those others who are a part of the "have nots." Though this is not the place for discussing the actual costs of purchasing a home, a brief look at some of the main sites on the Internet sharing prices throughout all Israel points to the need of being exceptionally wealthy to be able to own one's home in Israel. For those from the USA they have the advantage (even with the lower dollar!) that their money goes up. Those from such locations as South Africa (and there really are those type of people living here!) receive far less for their any money they have earned overseas. In perspective, an American coming to Israel with $100 000 will at least have some ₪350 000 to use in purchasing a home. A South African coming with R100 000 will have all of ₪30 000 to his name. On a basic home of one million shekels it is clear, the American will have an advantage. He will never understand the South African. Let alone one who arrives with literally nothing and who is tied in to a minimum wage job paying just over ₪4000 per month!

Back to our survey... What's fascinating regarding the responses of the "haves" is their very often angry feelings towards those of the "have nots", as they feel that having usually comes about through starvation, deprivation and a variety of other "important good attributes" to master. I was personally told by a young lady of about 22 recently married, who explained that she and her husband were able to make the down-payment on their home by purchasing food that was on special only. She maintained this behaviour for all of about the two to three months of her engagement and was able to pay some 350 000 Shekel (at least as I had calculated it) towards her new home. She suggested we do the same. 

Recently I heard of another young family man who had managed to save his down-payment up by simply eating bread for breakfast, lunch and supper and treating himself to eggs once a week! I'm not sure how long he went on like this for, and he didn't share how much he was actually making nor his job, but on that minimum wage job - even without eating, renting, using communications, transport, medication, clothing and other necessities, one could save the necessary deposit if one maintained this for about 10 years at the very least (for a very small room/apartment,) let alone he did it by just eating bread!

In vain I had tried finding some sort of comfort from someone who would speak the truth about how one can ever raise the sort of money needed for a down-payment without either having worked seriously hard beforehand and earned it (perhaps overseas) or by being given a gift (something which I felt well applied to the first young lady in the story above!)

For the rest of us - we are subjected to the rental market. It's a jungle out there. But don't believe me. I haven't actually done the liquid-only diet for three months to say honestly that I'm not able to come up with the huge deposit money. I heard this interview just last night and was most grateful to hear a Minister of the Knesset (MK) speaking about HIS own battle in owning his own apartment and the terrible jungle out there in terms of rentals. It's a world where landlords may raise rents to their hearts' content. They may throw one out onto the street (literally) when payment does not come through (forget the law so many will tell you about!) Rental homes can be anything from a hole to a place with three walls. Mold may be common and never attended to. Electricity fittings, windows and other home necessities may never be fixed - even before one moves in. But the renter has no choice - because if he cannot afford his own home and he needs a roof over his head, he must take whatever comes his way. Many never understand this. Many never see it - especially when they are overseas, and especially when they are already taken care of.

There needs to be some sort of law for rentals. Something that gives honour and respect to the renter as much as allows the landlord his opportunity of renting his home. There needs to be some sort of standardization. With some 2 million out of some 7 million people renting in Israel, the issue is an urgent one. The renting situation is draining the lower-earning individual from every shekel he owns - all at the expense of his health and his ability to ever save for buying his future home. Yes, it's a jungle!

Don't believe me. Take a listen to this powerful interview and get another realistic look at things. I hardly believe Minister Hilik Bar has ever considered the liquid/bread diet only, but I'm sure if it was realistic, he might let listeners know more about it. If nothing else, at least he could also own his own apartment!

Just click here to be taken to TLV1 radio and listen to "I'm an MK, I'm a tenant and I want the law to protect tenants rights."

Mold in Israel

Guest Post by  Tzvi Szajnbrun

Mold, Drainage and Moisture in Israel are a well-known painful phenomenon that affects half of this country’s apartments. This is the sad reality we have to deal with. As I have written previously, the sole responsibility to fix moisture and mold lies on the landlord`s shoulders as specified by law. This law determines that the landlord must fix any tangent problem restricting or limiting the use of a rental property. It does not matter if this specific clause does not appear in the contract. It is all about the circumstances and how reasonable or unreasonable these circumstances are.

It may be impossible to convince a Judge that a room that had to be evacuated because of water problems is "reasonable". If a room cannot be used because of water damages the contract can be considered void/null or at least the rent should be recalculated accordingly. 

Mold and New Immigrants: Mold is a different case. Mold can be a result of your own doing. I will try to explain. 

Because of the material used in the construction (we rarely use dry cement walls, etc.), our walls "behave" very differently from what you are accustomed to. If you are used to keeping all the windows shut, you will certainly find mold on the walls - it is just a question of time. Rooms must be ventilated in the winter or you will see those ugly black spots popping out on the ceiling and walls very rapidly. Friends may suggest bleaching, painting or any other "technique”. Don’t waste your time because the mold will come back. You can bleach and paint but to avoid the reappearance of the mold you must open the windows and ventilate the room. 

The Common Roof of the Building: It does not matter on which floor the apartment is located; the roof is the common responsibility of all the property owners - not the tenants living in the property but the owners. This is a problem because a roof will eventually leak if not maintained properly every few years. The question is now who will be responsible for the bill, finding the right person to do the job, etc. 

It is not you but the landlord who is the only one responsible for your wellbeing in his property. This is the problem. The landlord will have to deal with a leak on the roof because a leak will certainly affect you as his tenant. You will need a lot of patience - it will take some time because a roof cannot be fixed in the winter when it is raining - not if you want it repaired correctly. 

The Common Installations of the Building: These are the drainage pipes along the building (coming from the roof), sewage pipes, faucets in public areas, elevators, etc. These are all common property and they are considered as the roof - the responsibility is on the "Vaad Habayit" of the building but it is not your concern at all. Your landlord is the one responsible to deal with the "Vaad Habayit". 

The Unique Problem Caused by Foreign Owners: Jews from all over the world have been buying real estate in Israel for years but not necessarily living in the property they buy. Property management in Israel is a booming business but there is bad news about this as well. Many buildings, especially in the center of Jerusalem, became more like a "ghost premise" with too many empty apartments. When the landlord does not live in the property and if there is no property manager (this is the case with most of these properties) or not even a normal way to communicate with the owner of the property, things can be hard on those tenants living in that kind of building even if the property they are living in has a landlord living in Israel. 

When any major damage is caused to the common area a large amount of money may be needed to make repairs, the difficulties for your landlord due to the lack of communication with other owners, etc. will also become your difficulty. Be prepared for a long waiting period until the problem is finally solved. Try to be calm, polite, but persistent. The problem is not your problem but your landlord`s problem and he is responsible for the property. He receives the rent - this is his issue and not yours. DO NOT get involved with the "Vaad Habayit". You can politely emphasize to your landlord that it is not enough to make an effort. He must succeed in fixing whatever needs to be fixed. 

This must be done within a reasonable time. The courts have decided on several occasions that the obligation to repair water damages is a requirement of the rental contract, and he cannot be exempt by his "efforts” - he must solve the problem and failing to do so is a violation of his duty as a landlord.

 A Word of Wisdom: When a problem arises, try to have a good conversation with your landlord. If this conversation does not lead to solving the problem, let a lawyer speak to him/her. We will probably have better results.

Sincerely, Tzvi Szajnbrum, Attorney at Law

Copyright © 2009-2011

To Buy or to Rent - Guest Post

                           Networking in progress

A friend of ours, Raphi Bloch,  recently began a blog about the property market in Jerusalem. Here is one of his early posts, posted here as a guest post with his permission.

This post is on the topc of whether to buy / rent It is linked to his blog so do visit him too.

Many of those looking for a new home in Jerusalem approach me with the question “should I buy or should I rent ?”  Although there is no one answer to the question there are many considerations which help one come to the answer that is right for them.

Many economists claim that renting makes more economic sense in that once you have factored in finance costs, buying costs more over he long term. While this may be true in a market where property prices are unstable, Jerusalem property generally retains and even increases its value over the medium to long term (the current downturn not withstanding). Add to this the fact that rentals in Jerusalem are comparatively high due to the high demand by students, visitors on one year programs and young families who as yet do not own their own home and you will often find that the difference in the rent paid and the cost of servicing a mortgage is very small.

However not everyone has the luxury of being able to buy. Banks in Israel are very strict on the amount they will finance on a mortgage with the norm being only about 60% – 70% of the assessed value of the property which is normally quite a bit lower than the market price. This means that a potential buyer needs to have about 40% of the purchase price as a down payment . There are mortgage insurance companies who do enable one to take a higher mortgage but again not everyone can meet the requirements to qualify.

Buying does have many non financial advantages. When living in your own apartment you have the security of knowing that you will not be asked to move at the end of a lease as well as the luxury of renovating your home to meet your exact taste. The argument that one does not always know if in a few years you will need to move,for example changes of jobs or family size, is one that many pro – renters often quote. Two options exist for the homeowner – renting out the current apartment which as I mentioned above is an easy task in Jerusalem or selling and buying another home – again relatively easy over the medium to long term.

Many of my buyers tell me that one of the strongest reasons to buy as opposed to renting in Jerusalem is the emotional one – knowing that they own a property in the Holy City. While this is obviously subjective it does explain why many investors insist on buying in Jerusalem when on paper there are better investments elsewhere in Israel and indeed the world but this is a topic for another post at a later date ……….

Shalom from Jerusalem

Raphi