Tenants who wish to renovate the property they own as part of a eviction and construction project or TMA 38 demolition and construction, should contact a company that specializes in accompanying tenants and leading such a complex project. There is no need to go over all the pitfalls, there are those who know the process from start to finish and can lead and help the tenants go through the process quickly and maximize the expected profit for each tenant in the project.
No need to waste time, while there are people who already have the experience
About me - Menashe Shemesh, CEO of Kayam Technologies:
I am an engineer and graduate of business administration studies. As part of my work, I managed large security projects for the State of Israel. For the past ten years I have been specializing in the organization and management of tenants in construction eviction and urban renewal projects. I am one of the pioneers in the field in the State of Israel and accordingly I have gained a lot of experience and successes.
Urban renewal - TMA 38 and eviction - who is it good for?
The program is intended for tenants who own properties in old complexes, which are over 20 years old and most of them are much older, buildings built to low standards and in poor structural condition, they do not have elevators and they do not have the ability to withstand earthquakes and missile attacks.
Agreements on the project - before starting
At the beginning of the process, it is necessary to form an agreement in principle that most of the tenants want to enter into the project of renewing the property they own. The task in the first stage is to identify the potential of the project, its applicability from an economic and engineering point of view and to consolidate the tenants around the principle idea, so that they will work together and not against each other.
the benefit of the tenants
In such a complex project, the tenants are required to choose a suitable developer, lawyer, appraiser and more.
Here I accompany the tenants so that they choose the best professionals. This has clear metrics and requires a lot of experience to identify the most suitable professionals for the specific project.
time and knowledge
An urban renewal project is a long-term project. It usually lasts between 8 and 12 years from the moment of obtaining the legally required majority from among the property owners until receiving the key to the new apartment.
The organizer must have knowledge and the ability to positively influence each of the project's components, depending on the stage the project is in:
• Reaching agreements between the tenants.
• Choosing the right lawyer for the specific project.
• Entrepreneurs tender and choosing the most suitable entrepreneur for the specific project.
• The drafting of the agreement between the tenants: usually this is an agreement with about 60 pages and in it many subtleties that define the developer's commitment to the tenants, both in terms of project management, both in terms of guarantees and in terms of the exact technical specifications of the exchange apartment.
• Managing the milestones established in the agreement with the developer and updating the tenants along the way at each stage of the project's life.
The tenants' escort specializes in managing the interfaces with the various bodies and is an available and immediate address for the tenants' inquiries on any subject related to the project.
Removing barriers in the urban renewal project - construction evacuation
There are various barriers in tenant management:
Elderly people, people with limited mobility, the disabled, property owners who live abroad, object for reasons that are not justified. All of these require a professional, humane and special approach, in order to create solutions, based on dialogue and understanding the range of possibilities before us.
Barriers between the developer and the architect and the local authority:
These barriers are mainly managed by the developer, but my role is to deliver regular periodic updates to the tenants. I hold periodic conferences between the tenants and the entrepreneurs, especially in the initial stages and then I update in an orderly manner, in writing.
Allay concerns
Different populations have different concerns.
An older population is usually afraid of the duration of the project. They fear they won't get to the finish line. In this case, they should be presented with the law on the elderly, which defines the special rights of tenants over the age of 75. There is a wide range of options available to the elderly, including selling to a developer, splitting into two small apartments, and more. I give these people personal care that focuses on understanding their needs and reaching an offer that is convenient for them, an offer that is expressed in a special agreement with the developer.
In some cases, I recruit family members, in order to carry out an orderly conversation in the presence of another family representative, according to the wishes and opinion of the elderly.
Profit for tenants and profit for entrepreneurs
In order for a project to succeed, it must be profitable for the entrepreneur. The subject is also defined in the requirements of the law - Standard 21.
Since this is the case, it is in the interest of the tenants that the developer reaches the required profitability. This increases the chance of reaching the successful conclusion of the project and quickly.
Along with this, I must make sure that all the interests of the tenants are preserved and that the developer's need to make a profit will not be realized at the expense of the compensation due to the tenants, according to the law.
The exchange apartment
The minimum rules written by the government authority for urban renewal establish a standard for the exchange apartment:
• An addition of 12.5 to 25 square meters to the main area of the apartment.
• A balcony of about 12 square meters (in addition to the main area of the apartment).
• Warehouse (in accordance with the approval of the local authority).
• Parking (usually one per apartment).
• Elevators.
• Recently, we are also adding the infrastructure for electric vehicle charging.
Some of the notable achievements of Menashe Shemesh and Kiyam Technologies so far:
- Ramat Gan: demolition of 72 units and construction of 220 units. The project has been approved by a local committee and is about to be deposited in the district committee.
- Haifa - Bar Rav Hai David: demolition of 66 units and construction of 298 units. The project has been signed by all the tenants in front of the developer and is currently in the planning stage.
- Haifa - Saadia Gaon: The tenants' consent phase has ended and the project is in the developer tender phase.
- Kiryat Ata - Remez Street: preliminary phase of a tenants' organization.
Note: There are still a large number of projects in the preliminary stages, which I cannot publish at the moment, for reasons of business confidentiality.
Who pays the tenant organizer:
The developer pays all professionals in the project, including the tenant organizer. This is part of the project pricing and it is accepted in all urban renewal projects in Israel.
The tenants do not spend a dime in this project, except for a situation where they decide to upgrade the exchange apartment on their own initiative, beyond the agreement signed between the tenants and the developer.
