Rental contract in Israel: what to check before signing — the full checklist

Make sure full names and ID numbers of landlord and tenant are correct, and that the apartment address is exact — including floor, unit number, and exactly what’s rented (is a storage room or parking spot included?).

Ask to see that the landlord actually owns the property (a land registry extract) or is authorized to rent it — especially in a sublet. Signing with someone who isn’t the rights-holder is the first risk to never ignore.

Check the monthly amount, the payment date, and how you pay. If there’s indexation (to the CPI or a currency) — to what, and how much it can actually raise the payment. Unclear indexation is a surprise that arrives quietly.

In a renewing or multi-year contract, check whether and by how much the rent rises each year. Better that it’s written as a number, not "by agreement".

What’s the deposit amount (usually one to three months), and in what form — cash, bank guarantee, promissory note, or cheques? A bank guarantee carries an annual setup fee, a real cost worth factoring in.

Most important: the conditions for returning the deposit, and within how long. A fair contract returns it within a reasonable time after the final bills, and allows deductions only for documented damage — not for fair wear.

Confirm explicitly who pays Arnona, building committee fees, water, electricity, gas and internet. In most rentals the tenant pays them all — but it should be written, not assumed.

Ask about hidden costs: high building fees? Elevator maintenance? A shared garden? These add to your effective rent.

The accepted rule: natural wear and faults not caused by the tenant (a broken water heater, a pipe leak) are the landlord’s responsibility; damage caused by use is the tenant’s. Make sure the contract reflects this and doesn’t dump everything on you.

Check whether a clause requires you to return the apartment "painted" — and whether that means a full repaint or restoring the original state. That’s a difference of thousands of shekels on exit.

Life changes — check what happens if you need to leave before the contract ends. A reasonable contract lets you bring a landlord-approved "replacement tenant" instead of charging you for the entire remaining term.

Check the renewal terms too: is there an option to extend, at what price, and when must you give notice. Notice too early or too late can cost you.

Some clauses signal a problematic contract. If you see one — stop and ask.

The last thing, and the most important for the future: on move-in day, photograph every existing defect — parquet scratches, a wall stain, a loose handle — and send it to the landlord in writing. That’s what protects your deposit on move-out day.

We have a separate guide on apartment handover and getting the deposit back — worth reading now, because it begins at exactly the move-in moment.