Condominium registration is the legal process by which a building is registered in the Israeli Land Registry (Tabu) as a condominium, formally regulating the ownership of each part of the property.
During this process, each apartment within the building is registered as a separate unit (sub-parcel) with individual ownership rights, ensuring that the legal rights of each apartment owner are fully and properly recorded.
Beyond the legal certainty it provides, registering a condominium significantly increases property value and makes future sales and transfers much easier.
The Legal Obligation and Who Benefits
Under the Sale (Apartments) Law, the obligation to register a condominium rests with the developer (entrepreneur) who built the project.
However, the primary beneficiaries of proper registration are the apartment owners themselves.
Without condominium registration, ownership is recorded as undivided (non-specific) co-ownership, a problematic arrangement that can create disputes, limit transactions, and complicate future ownership transfers.
By law, the developer must complete the condominium registration within one year from the date the apartment is delivered to the buyer — or from the date the underlying land parcel is divided and registered.
In practice, registration often takes longer due to:
- Complex legal or planning procedures
- Delays in completing construction or sales
- Bureaucratic or regulatory delays with authorities
Why Registration Matters in Older Buildings
Many older buildings, especially in city centers such as Tel Aviv, Jerusalem, and Haifa, were never registered as condominiums, even decades after construction.
In such cases, it is strongly in the owners’ interest to complete registration, as:
- Each apartment becomes individually registered, greatly increasing its market value and liquidity
- Appurtenant spaces such as parking spots, yards, roofs, or storage rooms can be registered as exclusive property of each apartment owner
- Common areas can be clearly defined and managed under a formal building by-law (regulations file)
The Benefits of a Registered Condominium
A properly registered condominium provides:
- Clarity of ownership – each apartment has its own separate entry in the Land Registry
- Increased property value and easier future sale
- Defined rights in the common property and clear building management rules
- Easier mortgage financing, as banks prefer registered condominiums for collateral
Without registration, buyers may hesitate to purchase units that are not separately recorded, and some banks may refuse to approve a mortgage for such properties.
The Condominium Registration Certificate
Once registration is complete, owners receive either:
- A consolidated registration extract listing all units in the building and their respective owners, or
- An individual ownership certificate for each apartment, specifying:
- Unit size and appurtenances (parking, roof, etc.)
- Type of right (ownership or lease)
- Mortgages, cautionary notes, or encumbrances
How the Registration Process Works
The condominium registration process is a detailed legal and bureaucratic procedure carried out by a real-estate lawyer before the Supervisor of Condominiums.
The process includes submission of:
- A parcel plan (plot deed) prepared by a licensed surveyor
- Municipal and tax approvals (purchase and betterment taxes, etc.)
- An application for registration of a condominium
- The building’s by-laws (regulations file) agreed upon by the apartment owners
- Appointment of a building representative (Va’ad Habayit)
- Payment of applicable government fees
Professional Legal Assistance
Given the complexity of this procedure, it is highly recommended to engage an experienced Israeli real-estate lawyer specializing in condominium registration.
Proper legal guidance ensures full compliance with the law, efficient communication with the authorities, and secure protection of your property rights.
The information above is provided for general guidance only and does not constitute legal advice.
