If your building was built before 1980, it probably doesn’t meet modern earthquake safety codes, which is an issue in a country sitting on the Syrian-African fault line. Enter TAMA 38, Israel’s “let the developers handle it” solution to strengthening old buildings without the government footing the bill.
How It Works: A developer steps in and says: “I’ll earthquake-proof your building for free and throw in some extras - a mamad (safe room), an extra bedroom, renovate the external and internal façade (often adding an elevator) – all in exchange for building a extra floor or two on top of the existing structure that I sell as my profit.” You get a stronger, safer, better-looking apartment. They get to make money. Win-win. At least… in theory.
The Fine Print:
- Projects drag out and that “18 months project” the contractor said it will take might turn into 3+ years.
- You need to get 2/3 of the apartment owners in the building to agree to TAMA.
- Legal, permitting and documentation take time. And contractors? Some are amazing and some are less amazing.
- Living through it: You are living in an apartment of an active construction zone about 90% of the time the construction is happening. Jackhammers, blocked stairwells, dust and parking headaches takes serious patience.
True story: I’ve lived in a TAMA building mid-renovation. They’d “officially” start drilling at 7am, so my motivation for a morning run was to to escape the noise. (Health tip meets mental-health survival tip.)
Pro Tip: If your building is going through TAMA 38, chances are the neighbors buildings will follow, meaning the noise might stick around even after your project wraps up.
Who Gains What in TAMA?
- The Apartment Owner: Your property’s square footage increases; the building looks nicer, and your property value just skyrocketed. Congrats!
- The Renter: Your landlord might cut you a deal during the construction chaos - but rent’s probably jumping 25-75% after TAMA’s completed. Good luck.
- The Smart Investor: Buys pre-TAMA. Sells post-TAMA. I’m currently getting a mortgage for one of my clients who is buying a post-TAMA apartment in Jerusalem for ₪4.25M. Property value before TAMA was probably half that.
Bottom Line is that TAMA is a game-changer for your property’s safety and value, but it’s not for the faint of heart (or light sleepers).