TAMA 38 has become a cornerstone of urban renewal in Israel, giving older buildings new life and residents safer, more modern homes. Beyond seismic reinforcement, it has reshaped skylines, enlarged apartments, increased property values, and allowed thousands of families to improve their living conditions without carrying any costs.
Despite word on the street, TAMA 38 has not ended yet. Applications for the program officially conclude in May 2026. Until then, demand is accelerating. Developers are racing to get projects approved, homeowners see this as their last chance to upgrade without major expenses, and the Iran war has underscored the importance of having a Mamad (secure room) in every apartment.
THE CLOCK IS TICKING
The current deadline for TAMA 38 is May 2026. By that date, buildings must have signed the agreement with the developer and filed their request with the Municipality. That might sound far away, but considering what’s required to get to the final stages, it’s not. Just getting through the process to file for the TAMA 38 can take months. Getting the right majority of owners to agree, going through the negotiations, inspections, legal reviews, before anything can be signed, and then getting 67% of the building’s owners to sign on it all. That is why there is such a push now to get everything moving. Waiting too long could mean missing the opportunity entirely.
OPPORTUNITY TO UPGRADE APARTMENT WITHOUT PAYING OUT-OF-POCKET
One of the biggest advantages and incentives of TAMA 38 is that it allows homeowners to modernize and expand their apartments without directly financing the construction out-of-pocket. But most importantly – making sure your building is up current standards to withstand earthquakes. The additional space, new elevators, parking, and upgraded infrastructure are funded by the developer in exchange for adding additional apartments to the building that they are entitled to sell. For residents, this can mean a larger, safer, and more comfortable home without having to relocate or take on the full financial burden.
POST-WAR REALTY
Since the Iran war in June 2025, safety is now at the front of everyone’s mind. Adding a Mamad (a reinforced secure room) is one of the biggest incentives for doing TAMA. For many, it’s no longer only about getting a bigger apartment and balconies or a new elevator. It is about having a secure space in your home.
IF YOU’RE BUYING
TAMA projects can be an excellent investment if you choose the right one. Look for a signed agreement between residents and the developer, authority’s approval already in place, and a developer with a proven history of delivering TAMA projects. If all you hear is “we are in talks” but nothing is signed, that is a red flag. If the developer has no record with TAMA, think carefully before committing.
The lawyer’s role
Legal representation is critical in any TAMA 38 deal. A lawyer in a TAMA deal is not only there to review the contract, but the lawyer is also in a place to negotiate on the owners’ behalf. There are three main things that matter most for the owners and are crucial to the lawyer’s role, other than the legal aspects of course:
- Ensuring owners receive maximum benefits – Making sure you receive the maximum benefits allowed by law and physically possible, together with the help of the owners’ inspector. Keep in mind that sometimes there are limitations in getting the maximum that the law provides. For example, even if the law allows up to 25 square metres of extra space to be added to each apartment, if there isn’t space to physically add 25 square meters, it can’t be added.
- Checking the developer’s background – Including any lawsuits, financial stability, and track record.
- Ensuring all guarantees are in place – This includes bank guarantees for your property’s value, a guarantee for tax payments, a rental guarantee, a registration guarantee, and inspection guarantees.
Before you sign
These agreements are not casual promises to add a balcony. They are binding contracts with timelines, conditions, obligations, and clauses that can affect you for years. You should see the signed construction agreement, know which approvals are in place, and understand exactly what will happen if the project stalls or the developer fails to deliver.
TAMA 38 can completely transform a building. It can also become a long and frustrating process. The difference is usually in how early you start, how the deal is negotiated by the lawyers, and the quality of the professionals guiding you through it.
If your building is looking to do TAMA 38 before the deadline, please reach out to us as soon as possible to set up a meeting with the building owners. You can contact us by clicking here.
See our current TAMA projects here.
