{"id":3454,"date":"2026-05-24T21:20:06","date_gmt":"2026-05-24T18:20:06","guid":{"rendered":"https:\/\/tidhar-law.co.il\/purchased-a-new-apartment-how-to-protect-yourself-against-the-contractor-and-receive-the-compensation-you-are-entitled-to\/"},"modified":"2026-06-05T21:16:21","modified_gmt":"2026-06-05T18:16:21","slug":"new-apartment-contractor-compensation-construction-defects-delayed-delivery","status":"publish","type":"post","link":"https:\/\/tidhar-law.co.il\/en\/new-apartment-contractor-compensation-construction-defects-delayed-delivery\/","title":{"rendered":"Purchased a New Apartment? How to Protect Yourself Against the Contractor and Receive the Compensation You Are Entitled To"},"content":{"rendered":"\t\t<div data-elementor-type=\"wp-post\" data-elementor-id=\"3454\" class=\"elementor elementor-3454 elementor-2840\" data-elementor-settings=\"{&quot;ha_cmc_init_switcher&quot;:&quot;no&quot;}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1480a15 e-flex e-con-boxed e-con e-parent\" data-id=\"1480a15\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;background_background&quot;:&quot;classic&quot;,&quot;_ha_eqh_enable&quot;:false}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-b45d515 elementor-widget elementor-widget-heading\" data-id=\"b45d515\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h1 class=\"elementor-heading-title elementor-size-default\">Purchased a New Apartment? How to Protect Yourself Against the Contractor and Receive the Compensation You Are Entitled To <\/h1>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-5b84669 elementor-widget elementor-widget-text-editor\" data-id=\"5b84669\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t\t\t\t\t\t<p><b>Construction Defects and Delays in Apartment Delivery: What You Must Know Before Signing the Handover Protocol<\/b><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-0d81dde e-con-full e-flex e-con e-parent\" data-id=\"0d81dde\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;_ha_eqh_enable&quot;:false}\">\n\t\t\t\t<div class=\"elementor-element elementor-element-1acf416 elementor-widget elementor-widget-image\" data-id=\"1acf416\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"image.default\">\n\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<img fetchpriority=\"high\" decoding=\"async\" width=\"1200\" height=\"800\" src=\"https:\/\/tidhar-law.co.il\/wp-content\/uploads\/2026\/05\/ChatGPT-Image-May-25-2026-12_07_35-AM-1.webp\" class=\"attachment-full size-full wp-image-3455\" alt=\"Purchased a New Apartment? How to Protect Yourself Against the Contractor and Receive the Compensation You Are Entitled To\" \/>\t\t\t\t\t\t\t\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-4a7ef9e e-flex e-con-boxed e-con e-parent\" data-id=\"4a7ef9e\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;_ha_eqh_enable&quot;:false}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-31ebc1f elementor-widget elementor-widget-heading\" data-id=\"31ebc1f\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"heading.default\">\n\t\t\t\t\t<h2 class=\"elementor-heading-title elementor-size-default\">5 Things You Should Know Before Reading Further<\/h2>\t\t\t\t<\/div>\n\t\t\t\t<div class=\"elementor-element elementor-element-fee61bc elementor-widget elementor-widget-text-editor\" data-id=\"fee61bc\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"text-editor.default\">\n\t\t\t\t\t\t\t\t\t<ol><li style=\"font-weight: 400; text-align: left;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Signed a handover protocol stating &#8220;no claims&#8221;? You may have waived some of your rights &#8211; even if that was not your intention. <\/span><\/li><li style=\"font-weight: 400; text-align: left;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A delay in apartment delivery entitles you to compensation under the law &#8211; even if the contractor did not mention it and will not mention it.<\/span><\/li><li style=\"font-weight: 400; text-align: left;\" aria-level=\"1\"><span style=\"font-weight: 400;\">All communication with the contractor regarding defects must be in writing. A WhatsApp message is legitimate evidence in court. <\/span><\/li><li style=\"font-weight: 400; text-align: left;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Warranty periods under the Sale of Apartments Law can extend up to seven years, depending on the type of defect. Do not rush to waive your rights. <\/span><\/li><li style=\"font-weight: 400; text-align: left;\" aria-level=\"1\"><span style=\"font-weight: 400;\">You have three years to file a claim from the date the defect was discovered &#8211; but the longer you wait, the harder it becomes to prove.<\/span><\/li><\/ol><h2 style=\"text-align: left;\"><b>The Apartment Has Been Delivered. What Now? <\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">Purchasing an apartment is one of the most significant financial decisions in life. However, between the moment you sign the contract and the moment you receive the keys, there are numerous stages &#8211; and some of them can be extremely costly if you do not know how to navigate them properly. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The most common mistake is thinking that what appears &#8220;cosmetic&#8221; is negligible. A small crack in the plaster, flooring that is not quite aligned, a door that closes with difficulty &#8211; &#8220;It&#8217;s fine, it&#8217;s not serious,&#8221; most buyers think. But the legal reality says otherwise. <\/span><\/p><h2 style=\"text-align: left;\"><b>What Does the Law Say About Construction Defects?<\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The Sale of Apartments Law, 5733-1973, establishes in Section 4 specific warranty periods for each component of the apartment. These are periods during which the contractor is obligated to repair defects &#8211; even if you did not notice them on the day of delivery: <\/span><\/p><ul style=\"text-align: left;\"><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Flooring, plaster, and yard waterproofing &#8211; three years<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Thermal insulation systems &#8211; three years<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Water, heating, and sewage piping &#8211; four years<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Building waterproofing, roofs, and exterior walls &#8211; four years<\/span><\/li><li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Structural defects &#8211; seven years<\/span><\/li><\/ul><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The problem begins when a buyer signs a handover protocol stating &#8220;I have received the apartment and have no claims&#8221; &#8211; without having inspected it with a construction engineer. Such a protocol may serve as evidence against the buyer later and make it difficult to prove defects that already existed on the day of delivery. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">Practical recommendation: Before any handover, hire professionals. They will cost a few hundred shekels and can save you tens of thousands. <\/span><\/p><h2 style=\"text-align: left;\"><b>Delays: Not a &#8220;Minor Deviation&#8221; but a Breach of Legal Obligation<\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">Section 5A of the Sale of Apartments Law, added by Amendment No. 5 in 2011, requires contractors to pay compensation to a buyer who did not receive the apartment on the date specified in the contract. Important to know: Amendment No. 9 to the law (which came into effect on July 7, 2022) shortened the &#8220;grace period&#8221; granted to contractors from 60 days to only 30 days &#8211; and applies to any contract signed from that date forward. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The amount of compensation set by law equals the rental fees for a similar apartment in size and location, for each month of delay. Starting from the fifth month of delay, the compensation increases by a factor of 1.25. The law is mandatory &#8211; meaning it cannot be contracted around to the detriment of the buyer. A clause in a contract that limits compensation to an amount lower than that set by law is void on its face. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The Supreme Court addressed this issue in the leading decision CA 6605\/15 Ilana Shemesh v. Space Construction and Development Ltd. (February 21, 2016). There, it was established for the first time and in a precedential manner that common clauses in sale agreements allowing the contractor to postpone the delivery date without a new, fixed, and defined date &#8211; are contrary to the Sale of Apartments Law and void. <\/span><\/p><h2 style=\"text-align: left;\"><b>&#8220;Force Majeure&#8221; &#8211; A Tool They Try to Exploit, and Courts Examine Under a Magnifying Glass<\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">Many contractors draft contracts with broad force majeure clauses designed to release them from liability. Courts have interpreted such clauses narrowly. A general claim is not sufficient &#8211; the contractor must prove a direct connection between the alleged circumstances and the delay in the specific project. The High Court of Justice recently rejected the Contractors Association&#8217;s petition seeking to recognize the war as grounds for a blanket delay in apartment deliveries, ruling that the war itself does not constitute an automatic exemption from paying compensation. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">In a case represented by our firm (TA 11294-10-23 Harazi v. Neot Halevi Rishon LeZion Development Ltd.), a ruling was issued in favor of an apartment buyer whose apartment was delayed in the Neot Halevi project in Rishon LeZion for a total amount of 140,000 NIS, plus 7,500 NIS for each additional month of delay until the actual delivery date &#8211; as well as additional remedies and attorney&#8217;s fees. The compensation was awarded in the Magistrate&#8217;s Court in Bat Yam. The lesson: A delay in delivery is a matter of real money &#8211; and buyers who know how to claim it, receive it. <\/span><\/p><h2 style=\"text-align: left;\"><b>What Do You Do When There Are Defects and No Cooperation?<\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">The first approach to the contractor must always be in writing &#8211; not a phone call and not an undocumented meeting. The letter will include a precise description of the defects, a demand for repair within a reasonable time, and a clear warning that failure to repair will lead to legal proceedings. <\/span><\/p><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">If the contractor evades, ignores, or offers solutions that are not practical, several courses of action may be taken. Filing a lawsuit in court for payment of the repair cost, for an order to perform the repair in practice, and in appropriate cases also for compensation for damage to the property&#8217;s value and emotional distress. Additionally, the Sale of Apartments Law (Securing Investments of Apartment Buyers), 5735-1974, requires the contractor to secure the buyer&#8217;s funds with a bank guarantee &#8211; a guarantee that can be realized in cases of contractor failure, and a tool that many buyers forget they have at their disposal. <\/span><\/p><h2 style=\"text-align: left;\"><b>The Golden Rule: Document Everything<\/b><\/h2><p style=\"text-align: left;\"><span style=\"font-weight: 400;\">A dispute with a contractor is ultimately an evidentiary dispute. Whoever documented better will usually prevail. Keep every document, every message, every photograph with a date stamp. If you reach a stage where you feel the contractor is &#8220;stalling,&#8221; the right time to seek legal advice is before you sign any document &#8211; not after. <\/span><\/p><p style=\"text-align: left;\"><i><span style=\"font-weight: 400;\">Do you have a question about an apartment you received? Not sure whether what you are experiencing justifies legal action? Contact us for initial information &#8211; non-binding, but sometimes it makes all the difference. <\/span><\/i><\/p><p style=\"text-align: left;\"><i><span style=\"font-weight: 400;\">\u00a9 <\/span><\/i><a href=\"https:\/\/tidhar-law.co.il\/en\/\"><i><span style=\"font-weight: 400;\">Tidhar Tzur Law Firm<\/span><\/i><\/a><i><span style=\"font-weight: 400;\"> | This article is for general information purposes only and does not constitute individual legal advice.<\/span><\/i><\/p>\t\t\t\t\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-44cc8ca e-flex e-con-boxed e-con e-parent\" data-id=\"44cc8ca\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;_ha_eqh_enable&quot;:false}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-c52dfd0 elementor-widget elementor-widget-softlite_dynamic_card_box\" data-id=\"c52dfd0\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"softlite_dynamic_card_box.default\">\n\t\t\t\t<div class=\"elementor-widget-container\">\n\t\t\t\t\t <section class=\"softlite-dynamic-card-box vvcjew9w softlite-dynamic-card-box-background-color-1\" data-softlite-card-box-link-href=\"\" data-softlite-card-box-link-target=\"\"><div class=\"o5w54tgn\"><div class=\"opw2d1d9\"><h2 class=\"x7hxb9lx softlite-dynamic-card-box-text-1\">Need Legal Counsel?<\/h2><p class=\"c7h5f5jm softlite-dynamic-card-box-text-2\">Contact us for an initial consultation and we will find the right solution for you<\/p><a href=\"https:\/\/tidhar-law.co.il\/en\/contact\/\" class=\"fw6z7srx softlite-dynamic-card-box-button softlite-dynamic-card-box-button-text\">Schedule a Meeting<svg width=\"24\" height=\"24\" viewbox=\"0 0 24 24\" fill=\"none\" stroke=\"currentColor\" stroke-width=\"2\" stroke-linecap=\"round\" stroke-linejoin=\"round\" class=\"pj26y58s\"><path d=\"m12 19-7-7 7-7\"><\/path><path d=\"M19 12H5\"><\/path><\/svg><\/a><\/div><\/div><\/section> \t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t<div class=\"elementor-element elementor-element-1483ff1 e-flex e-con-boxed e-con e-parent\" data-id=\"1483ff1\" data-element_type=\"container\" data-e-type=\"container\" data-settings=\"{&quot;_ha_eqh_enable&quot;:false}\">\n\t\t\t\t\t<div class=\"e-con-inner\">\n\t\t\t\t<div class=\"elementor-element elementor-element-25c5db0 elementor-widget__width-initial elementor-widget-mobile__width-initial elementor-widget elementor-widget-button\" data-id=\"25c5db0\" data-element_type=\"widget\" data-e-type=\"widget\" data-widget_type=\"button.default\">\n\t\t\t\t\t<a class=\"elementor-button elementor-button-link elementor-size-sm\" href=\"https:\/\/wa.me\/+972542379988\" target=\"_blank\"><svg width=\"24\" height=\"24\" viewbox=\"0 0 24 24\" fill=\"currentColor\" class=\"ru53826z\">   <path d=\"M17.472 14.382c-.297-.149-1.758-.867-2.03-.967-.273-.099-.471-.148-.67.15-.197.297-.767.966-.94 1.164-.173.199-.347.223-.644.075-.297-.15-1.255-.463-2.39-1.475-.883-.788-1.48-1.761-1.653-2.059-.173-.297-.018-.458.13-.606.134-.133.298-.347.446-.521.151-.174.2-.298.3-.497.099-.198.05-.371-.025-.52-.075-.149-.669-1.612-.916-2.207-.242-.579-.487-.5-.669-.51-.173-.008-.371-.01-.57-.01-.198 0-.52.074-.792.372-.272.297-1.04 1.016-1.04 2.479 0 1.462 1.065 2.875 1.213 3.074.149.198 2.096 3.2 5.077 4.487.709.306 1.262.489 1.694.625.712.227 1.36.195 1.871.118.571-.085 1.758-.719 2.006-1.413.248-.694.248-1.289.173-1.413-.074-.124-.272-.198-.57-.347m-5.421 7.403h-.004a9.87 9.87 0 01-5.031-1.378l-.361-.214-3.741.982.998-3.648-.235-.374a9.86 9.86 0 01-1.51-5.26c.001-5.45 4.436-9.884 9.888-9.884 2.64 0 5.122 1.03 6.988 2.898a9.825 9.825 0 012.893 6.994c-.003 5.45-4.437 9.884-9.885 9.884m8.413-18.297A11.815 11.815 0 0012.05 0C5.495 0 .16 5.335.157 11.892c0 2.096.547 4.142 1.588 5.945L0 24l6.335-1.662c1.746.953 3.71 1.454 5.709 1.455h.005c6.554 0 11.89-5.335 11.893-11.893a11.821 11.821 0 00-3.48-8.413Z\" class=\"y3wtg2e3\"><\/path> <\/svg><\/a>\t\t\t\t<\/div>\n\t\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t\t\t<\/div>\n\t\t","protected":false},"excerpt":{"rendered":"<p>Purchased a New Apartment? How to Protect Yourself Against the Contractor and Receive the Compensation You Are Entitled To Construction Defects and Delays in Apartment Delivery: What You Must Know Before Signing the Handover Protocol 5 Things You Should Know Before Reading Further Signed a handover protocol stating &#8220;no claims&#8221;? You may have waived some [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":3455,"comment_status":"open","ping_status":"open","sticky":false,"template":"elementor_header_footer","format":"standard","meta":{"footnotes":""},"categories":[7],"tags":[],"class_list":["post-3454","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized"],"blocksy_meta":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Purchased a New Apartment? 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