It's time to bust some myths about urban renewal in Haifa.
Myth 1:
TMA 38 should be stopped and only large construction evacuation complexes should be built
There is no connection between one and the other (one does not depend on the other).
Large evacuation and construction complexes, which receive considerable construction percentages, are suitable for places such as: Neve David, Kiryat Eliezer, Kiryat Shfrink, Ein Hayam. These are neighborhoods where there are large railway buildings, extending over large lots. For there to be economic feasibility in these areas, increased building rights are required. On the other hand, in Carmel and Benoit, for example, most of the buildings are 4 stories and hence, the TMA plan (whether demolition and construction or strengthening) provides an answer and it is enough to build 6-7 stories for the project to be financially viable. This fact should preserve the character of the neighborhoods.
Myth 2:
TMA 38 should be stopped in the Carmel Range - it puts a strain on the existing infrastructure
The burden on existing infrastructure is an indisputable fact, but those who claim this mantra hide or ignore the real problem of Haifa: lack of infrastructure development in the city!
The canvas is short of containing all the projects that the mayors of Haifa were supposed to promote a long time ago. I will list some of them:
• Connecting the Carmel neighborhoods to the west.
• Advanced public transportation
• Public buildings, etc.
That being the case, there is a growing gap between the progress of construction (although in Haifa it takes a long time to get a building permit) and the progress of infrastructure.
One of the reasons for this gap is that the city officials do not succeed / can / want to promote and harness the government ministries to strategic moves to renew the city's infrastructure.
Among the real estate entrepreneurs and also among some of the city's residents, the feeling is forming that according to the perception of the city's entrepreneurs, Haifa can be left behind, in the happy 80's, therefore we do not see vigorous actions to change the situation. It seems that the state of infrastructure in Haifa is simply stagnant.
Myth 3:
The government should budget and invest in the strengthening of buildings and their protection so that the entrepreneurs do not build too high.
This statement is impractical, unrealistic and will not hold.
Entrepreneurship based on private money is the only solution for urban renewal. These are hundreds of thousands of buildings throughout the country that need to be renovated. The tenants will finance it out of their own pockets, by purchasing the new apartments.
Myth 4:
Entrepreneurs have interests that are contrary to the public interest
Entrepreneurs have a financial interest - they run individual businesses and therefore they must make a profit in order to drive the ventures. As in any sector of the economy, there are very honest entrepreneurs and there are those who are less honest. As in any field, there are different levels of professionals, but economic interest is not a derogatory word, but on the contrary - the economic profit is what enables the successful completion of the project and the company's ability to continue to the next project. Furthermore, companies that failed to make a financial profit, went bankrupt and left the tenants stranded with half a project and no apartments.
The real estate developers are one of the growth engines of the city and the country, and yes, there are quite a few smart and good people among them, who have the good of the city in front of their eyes. And, they are also interested in providing for their families at the end of the month and earning a handsome profit. The entrepreneurs take considerable risks in every venture and enterprise. They operate, sometimes, under conditions of uncertainty, in the face of a changing market, and the city's leaders need to help them and direct them so that they build and profit, thus promoting their business interest and meeting the housing needs of the city's residents.
"Black vs. White" Paradigm
In many cases, leaders of public opinion try to steer us towards a "black or white" paradigm: either one or the other... one benefits at the expense of the other. I suggest that we adopt a paradigm of both, that is, the entrepreneur can both profit and take care of the promotion of the city.
It is also possible to build urban renewal and at the same time renew the infrastructure so that it adapts to the additions of the housing units.
Beyond the security order of the hour, which is strengthening buildings against earthquakes and building defenses against missile attacks, it is important to listen to the voices of the public and understand that a city that does not know how to produce suitable housing solutions for its residents will find itself without its residents.
Fact 1
Tama 38 helps certain tenants at the expense of their neighbors. Instead of a well-known and orderly planning as it was in advance, you get a multitude of building forms that have in common a completely unreasonable density.
Fact 2
Most of the neighbors do not know that they can submit claims for the decrease in value of their apartment that has not been strengthened. The cause of the lawsuit is damage to the landscape that would have been visible from their removal, increased density, damage to privacy, cancellation of spaces, etc.
Fact 3
The Municipality of Haifa is well aware of fact 2 and therefore requires each and every developer to provide a letter of indemnity, in order for him to return to the municipality the compensations he will have to pay to the neighbors.
Fact 4
Tama 38 entrepreneurs do not include compensation in their calculations today. Such claims can be submitted within 3 years from the date of issuance of the building permit. It is clear that the lawsuits and the collection of compensations from the pockets of the developers will reduce the damage to the neighbors, and in any case will cause the vulnerability to decrease. As we said, at the root of this phenomenon is a neighbor's vulnerability to his neighbors.
An absurd article from start to finish. This is not a professional article by an opinion leader, but a biased broadcast by a centurion. which reflects a distinct business interest. It's a shame that there is no time to sit down and respond to every argument, almost every line.
Shmuel, every word is accurate.
peace. There is a simple solution, it exists. And published today!!! in newspapers. The state allocated huge sums for the construction of infrastructures to help the municipalities. Haifa was announced as one of the cities eligible to receive tens of millions of support. But this is on the condition that you issue permits for the evacuation of a building soon. Because the budget will be divided among all the places that are eligible and first come, first served!! So let's go ahead and see the municipality finally issuing permits soon. Yom Tov Moshe Kaplan
Gods of fortune laughing at Haifa
Enough for the towers in the old neighborhoods
unite and resist
This gibberish and the cliché that entrepreneurs need large multipliers of 4 and 5 times passed from the world in about 2015, it's quite impossible to etch the people anymore!
If in Kiryat entrepreneurs are building empty houses like mushrooms after the rain at a lower price per meter (!) then there is no reason why they wouldn't "fly" on it here in the coastal neighborhoods of Haifa.
Okay, this is less suitable in railway buildings, but there is no reason to allow small buildings multiples of 4 if it is enough to build 3 floors on them and within a year and a half to finish the building. And not construction evacuation projects with planning that will end in 200 years and cause intolerable overcrowding.
If what you say is true, then build already. There is a standard 21 which is the amount of apartments needed to have an entrepreneurial profit of about 18% in order to have banking support for the project. How many apartments and according to which multiplier? It varies according to the value of the land. So once again unequivocally TMA 38 is not economic in the coastal neighborhoods of Haifa, only large construction removal specialists.
The myth is greed for money. Everything else is bullshit (and not that it's inappropriate...).
All construction in the city is one-off construction, destructive construction that ignores the characteristics of the city and what is right for it, construction without long-term vision.
Dear friends TMA 38 should be called "Program for prairie land owners". That's why the entrepreneurs love it so much. They receive a gift worth millions of NIS from you - for free.
You are not a landlord. You own a percentage of the land the apartment is on. That is: if you have a building of 3 apartments on a plot of one dunam, you are the owner of 330 square meters blessed. Because such a plot is worth much more money than your old apartment.
Let's take two examples: an old building of three tenants on an acre. They decide to destroy it. Apply to plan for themselves, each two apartments on the lot. One is a duplex double the size of their current apartment. and another apartment.
Well, their old apartment was worth, let's say, NIS 1.7 million. They will invest in planning and construction, NIS 2 million each. At the end of the construction, they will have a luxurious duplex worth NIS 3.5 million, and another apartment worth NIS 2.5 million. Their profit: NIS 4 million in 3-4 years.
A serious bonanza right?
But in the situation of Tama 38, the apartment owners give the plot as a gift to the developer. A valuable gift as mentioned. They receive a new apartment worth 2.5 million from him, but in fact lose millions of shekels in their land rights in the lot, which will now be divided not among 3 apartments but 9, 12, 15... The more apartments the developer adds, the smaller their share of the land becomes, in fact, they lose the future possibility to operate in the land because some of them are minimized, and they lose millions of NIS in the 38-year process, which of course the developer scoops up. That's why Ido Morag and his friends are very, very eager to continue it.
We tend to forget that Tama 38 also crowds the tenants of the lot. If there were 3-6 tenants in the building now it will be shared with double or triple the tenants. As the neighborhoods become more crowded, buildings with few tenants will increase in value more and more. Another reason why Tama 3 is not profitable.
In the situation where the owners of the land, 3, 4, 6 tenants - they can in the future turn to the contractor, and win the compensation that the developer receives in his pocket.
Who wants to throw away millions of shekels and lose ownership of land in Israel? Well, everyone who agrees to TMA 38.
Following on from my words, here is a description of two almost identical cases in the Shambor neighborhood. In one case, a 3-tenant building where the tenants themselves initiated Tama 38. 10 new apartments were built and one apartment was sold to a contractor as part of the construction deal. Each tenant received 3 new apartments, one of which was sold for the construction costs.
In the second almost identical example, a building with 3 tenants where the tenants gave the building to the developer Tama 38. The developer built 12 apartments. The tenants received a new apartment that is almost identical to the previous one only with MMD, while the developer insisted not to give them apartments two stories above the height of the destroyed building, but only if they "added from their own pockets". The developer also received 9 apartments, and one of the suckers paid him half a million additional shekels to get an apartment on a high floor with a view instead of a low one. There is no doubt that the developer made a "hit" here and the owners of the apartments went wild. They got small apartments without a view, when they could have initiated for themselves magnificent duplexes with a view and more apartments they own for sale.
gentlemen
Stand your ground, understand that you own the lot and not just the apartments. And don't be suckers of Tama entrepreneurs 38.
You describe a situation where there are almost no 3 apartments on a dunam, and in that case the tenants will receive more than an apartment (depending on the area), they themselves will hire an appraiser to estimate what percentage of the combination they deserve in relation to the value of the land. The tenants are not stupid, they all have a lawyer and an appraiser.
A thousand thanks for an instructive article. There is an assumption that requires reference. Why should a municipality provide infrastructure? It has no economic or political motivation to promote infrastructure lines and their maintenance, and you point out that there is a "lack of infrastructure development in the city". Isn't it better for a private company to build the infrastructure, and charge a fee for each cubic meter of drinking water or wastewater?
Reliable and serious analysis!
Presents the reality and also the solution!
Entrepreneurs are not public enemies!
Entrepreneurs are growth engines of a city!
The Ashkenazim do everything to keep what they stole from the state. It is always important for them to take care of themselves and then the rest...
pure shame!!!
Myth 6 - Articles by real estate agents trying to shove Tama 38 down our throats at any cost are news articles on a news site.
So: No, at best they are marketing advertising material with an interest and at worst this interest creates deliberate deception on the topic of destruction and disaster Tama 38.
As you know, there are many alternatives to Tama 38 and they are not Pinoy Binoy. But a sane construction, where an old building is replaced with the same size and number of tenants in an old building without even adding a single apartment, and this is from a real estate activity in which a developer buys the apartments in a demolished building and builds new ones in its place. Happens all over the world. Without adding 3 a hahaha 4 floors. This is normal regeneration. Take an old house of 3 tenants, turn it into a new house of 4 tenants, 4 floors, two duplexes downstairs, two upstairs, and not Tama 38 where the building becomes 7 floors with 15 apartments. You understand Morge.. so please don't mislead the public.
Tama 38 damage is not to public buildings or further declines for vehicles, but impossible overcrowding that harms the appearance of the entire Carmel, eliminates spaces and gardens, trees, infrastructure, sidewalks. Everything was destroyed in the wild construction press. In Dania they stopped it.. so the developers attack the Carmel neighborhoods that do not include strong enough committees such as Ahuza, Shambor, Kabir and Carmelia.
If there was an action committee like in Dania, they would kick you and the damned Tama 38 and limit normal and sane urban renewal.
And don't scare with earthquakes because you are not building in the most exposed neighborhoods with the oldest railroad housing. You are greedy only for the rich shekinats in Carmel.
What you wrote is not true. In such a case, the developer loses money, therefore it is unrealistic and illogical. If the tenants do not want additional apartments, they can pay for the construction out of their own pockets, something that happens in many places in the world, but hardly ever in Israel, because in Israel people want someone else to invest in their place.
In your opinion, the entrepreneur should do it voluntarily.
Every word carved in stone!
I will ignore the conflict of interest the writer is in, but I agree with the sentence he said: one should look for the common interests between the real estate developers and the residents who want to live in a place with a high quality of life, not only in their private apartment but in the entire neighborhood. Also, the writer was right that one should watch From the municipality to promote all the necessary infrastructures for the quality of life (and at the same time to keep the pigs away from the city) and to see the quality of life in the neighborhood as a whole and not just the benefit of the contractor who is most interested in maximizing profits in one and only one specific project he is building. But I want to debunk another myth: "Just TMA 38 with all the benefits and concessions for the entrepreneur, will lead to the strengthening of buildings in Carmel." Well, I live in Carmel and in our building and in other neighboring buildings, none of the tenants think of adding 3-4 more floors above our building to achieve building reinforcement + expanding the apartments and an elevator. We would prefer to hire a contractor just to strengthen the building, than to ruin our lives in the wonderful 4-story house and the beautiful garden we have. A significant portion of the residents of buildings in which they decide to do TMA 38, do not stay in the apartments after the end of the project. They sell their renovated apartment and run away to higher quality apartments in smaller buildings in Haifa or neighboring cities. It is not the strengthening of the building against earthquakes that interests 80% of the building's residents who do such a project and also the considerations of most of them are real estate and financial. This is legitimate, but don't hide behind the myth of "strengthening the structures" as an excuse for these interests. Let's put things on the table as they are. Strengthening of buildings is definitely needed, but in order of priority it is much more urgent in the weaker neighborhoods of the city. Strengthening of buildings in Carmel should be done with greater restraint and restraint and with a comprehensive vision that preserves the existing quality of life and does not run over it with a rough foot as can already be seen in many neighborhoods! And this is the truth from another angle that is not necessarily represented by the contractors/entrepreneurs, whose honor is in its place.
Thanks for the response Yaron. Anam agrees with most of the things you wrote and I wish all the tenants could afford to renovate their buildings like you, but unfortunately this is the case in most cases and even those who have the ability prefer not as you mentioned. Regarding interest or conflict of interest, believe me "that my interest" is not affected positively or negatively by this or that letter. It depends on my business. I write for fun and I enjoy presenting a position and I also enjoy factual criticism. This way of thinking of interest inevitably leads to something negative. This is one of the paradigms I seek to shatter. Everyone has interests, but yes, there are other things in a person beyond this or that interest. We must change the discourse in order to unite forces between people with different opinions in order to promote the city we all love.
You wrote excellent and accurate!
And of course
Haters gonna hate, players gonna play
I think the article is well written and the author is well versed in the details by virtue of his occupation.
I personally do not think that it is necessary to go into marginal and small details in this article.
The writer raised interesting and correct points of thought.
Ido Moorg, CEO and owner of Moorg Properties-Haifa Brokerage, marketing and consulting in real estate, indeed a reliable report. Yesher Chokh. Shabbos Shalom.
It's OK. . . We didn't "buy".
Al: A live system here.
Friends, you are a little confused…..
Letting a broker, however successful or unsuccessful, write about the correct strategy for renewing the buildings in Haifa is a very bad and amateurish decision.
A bad, shallow article, full of inaccuracies, which stems from the writer's position, and his glaring lack of understanding in the fields of engineering and construction.
It is recommended that you try to improve.
post Scriptum.
"Article" or sponsored self-marketing article? It is not clear……
Yes, the mayor is stopping everything. Look, Princek Carmel Neve is complacent, in short, not Degania Avenue. If you believe that we need a western Kiryat Haim, then release us from you. You are doing us an injustice. Release Aiza Min. For us to do and promote Kiryat Haim
As soon as you post that an old building (most of which were built in the 50's and 60's) is more durable than a new building built in the TMA demolition and construction route, how can we take you seriously? A "constructor" other than trolling and a jumble of words that includes wrong assumptions, the only thing you posted is that an old building is more durable than a new one, your right To think like that. If you want to have a substantive discussion, you are welcome to contact me. Your style does not deserve a response. Those who want to talk directly know where to find me. Only health.
Dear Ido,
Under what academic hat do you dare to claim your zero understanding of structural engineering. Your ignorance of the earthquake standard is zero.
As I already mentioned above, the "old" 2-3 story buildings in the Carmel Ridge, their earthquake resistance is immeasurably better than many of the new 7-8 story buildings that replace them with environmentally destructive construction like mushrooms after the rain.
As I have already mentioned above, this is indeed the shattering of a "myth", with which stakeholders like you washed the minds of people who lack knowledge and understanding in the field.
All constructors at an adequate level, even those who deal with TMA 38, are well aware of this false "myth", and therefore they are forced to "adjust calculations" (to put it mildly) in order to include existing buildings for demolition according to TMA 38!!
A "living" example of what was said above, please see the minutes of the local committee regarding Vitkin 26, which was recently published in an article on this website, where engineers stated that the building is full of cracks, and in fact it is not!
The fierceness of your forehead is skyrocketing! How do you allow yourself to invite me to track you down and lay out engineering arguments in front of you?! On what engineering basis do you intend to deal with my arguments?! Don't you have any engineering degree in structural engineering!!
It would have been better if you folded your shallow article (as one of the commenters pointed out here) and went about your business.
On the other hand, I thank the "Hai Fe" system because by publishing your trending article, it was possible for me to publicize the "kept secret" for those involved in the field and to shatter the false myth of "strengthening the structures"!!
Yaron and Nega Karmi, thank you very much, for the rare opportunity, for allowing me to publicly publish the "story" of strengthening the false structures.
Why don't they mention Bat Galim in Pinoy Binui, only Neve Shanan Shaprintsek Ein Hayam and of course Carmel??? Really hard
There are plans and there are entrepreneurs, there are permits from the tenants, there is a tax attorney, but there is no Bat Galim where the buildings are crumbling
Dear Ido,
Everything written by me above, everything is true!
You probably chose bad teachers.
You cannot deal with my arguments because the subject is complex,
Also, in the absence of a suitable education in the field you are trying to present, I do not intend to compete
In front of you on this stage are concepts that are foreign to you and you will not be able to respond to them.
I don't intend to hurt you, everyone has their own profession. Just as I do not pretend to understand medicine and I do not express myself in this field, so similarly, please do not express yourself in a field that is foreign to you, because in this case you may cause deception and damage to your listeners.
At the same time, you are invited to recruit all your teachers from the academy, choose a suitable field and settle there.
There is no doubt that some "myths" from this letter of yours will be smashed at your feet in that situation.
You are entitled to invite the system live here, to the extent that you are close to it, to perpetuate the status and publish it widely over the pages of this respected local.
Honorable Ido Moreg,
Unfortunately, you claim to understand, to inform, to witness and seemingly to debunk "myths" that you invented, at the same time that you demonstrate an incredible ignorance of all the concepts that you mentioned in your article.
I will not enter into a polemic with you on these issues because it is very doubtful if you will understand them or if you will be open to other insights, which are completely contrary to your opinion.
You will be heard as the mouthpiece of the entrepreneurs who are destroying entire streets and neighborhoods under the auspices of the municipality.
Your involvement in real estate brokerage undoubtedly indicates your personal interest, so that all your trending article is devoid of any objective credibility and without any professional basis.
The money also speaks from your throat just like the entrepreneurs, who really are not the engine of the city's growth.
I will recommend that you go study the topics you "speak" about in depth before you publish another article and before you again pretend to bust myths about which you do not understand anything.
Below is a real breaking of a "myth" that lacks a professional basis, spread by stakeholders in the field:
I will point out in a well-founded way that there is nothing between the new construction being carried out on the Carmel ridge and the strengthening of the buildings in an earthquake!!
Furthermore, and for the knowledge of the tenants in the apparently "reinforced" buildings, the "old" buildings in the Carmel Ridge are 2-3 stories earthquake resistant much better than many of the new buildings!!
Reality is radically different from your opinions.
In honor of the master who hides behind a nickname. I have indeed studied these subjects from the highest level of professionals both academically and practically for many years. You wrote here about a person and not about the matter, which is a well-known rhetorical technique to divert the discussion when there is nothing to say about the subject itself, so I have nothing to respond to you.
In the State of Israel, where the "partach" is celebrated in a big way, the construction of the towers is mainly a source of increasing profits for the real estate developers.
The sad situation in Israel is that:
A. There is no enforcement of strict safety standards.
B. There is no regular periodic control of the condition of the towers.
third. There are no threshold requirements, who are the contractors authorized to build towers.
d. There is no strict and orderly supervision of compliance with firefighting standards.
God. There are no rescue systems for high floors.
and. There are no binding regulations for "forward-looking" financial management.
G. There is no strictness on the maintenance cost of the elevators.
H. There is no health supervision of the condition of the water reservoirs and pumps.
ninth. There is almost no possibility of saving using solar panels.
J. There is no strict requirement of formulas for the number of parking spaces.
11 There is no regular control of the safety situation in the underground parking lots.
12. There is no mandatory series of rescue practice in the event of a fire and/or an earthquake, or, God forbid, a missile strike.
13. There is no requirement to establish a dedicated fund for renovations.
It is very convenient for the real estate developers, and good for increasing profits, that there is no close supervision, not by the local authorities, not by the Ministry of Housing, not by the fire brigade, not by the health services, not by the Ministry of the Environment; In short, almost no one's; Because in our reality, the systems knowingly ignore the fact that there is an abysmal difference between the construction of the past, and the "sea of towers" that is rising and flourishing!
One must not wait until a disaster with many casualties occurs, so that the authorities act to establish binding regulations, and to provide the necessary supervisory resources.