In processes such as pinui-binui (evacuation and reconstruction) or TAMA 38 (urban reinforcement), a lawyer is not just a service provider but represents the entire community. Choosing the right lawyer ensures that the process progresses responsibly, transparently, and safely. To help apartment owners make an informed decision, Ezra and Bitzaron, a subsidiary of the Tel Aviv-Yafo Municipality specializing in urban renewal, recently published a clear and professional guide with golden recommendations, in collaboration with the Israel Bar Association.

Here are the key points every resident should know just before a project begins in their building:

1. Joint, Not Individual, Selection
   Legal representation is the voice of all apartment owners. It is important to establish an agreed-upon representative body to lead the process: From defining criteria, through receiving proposals and conducting interviews, to a transparent vote in which everyone participates.

2. Complete Transparency for All Residents
   The lawyer should commit to updating, explaining, and presenting all drafts of agreements - not just to the representative body. It is recommended to choose a lawyer who operates with full transparency and ensures availability to everyone.

3. Relevant Experience – Not Every Lawyer Is Suitable
   A lawyer who handled 30 projects may sound impressive, but how many reached the permit stage? Occupancy? How many got stuck? Do not be tempted by impressive lists - request concrete files, including contact details of residents in projects similar to yours (number of apartments, developer, building type). A reliable lawyer will gladly respond to this request.

4. Independence and Conflict of Interest
   Although the lawyer’s fee is technically paid by the developer as part of the project’s compensation, the lawyer must remain fully and exclusively committed to the residents. Engagement and fee agreements should be made with the residents’ representative body, with a clear statement that the lawyer represents only the residents and has no conflict of interest with the developer or contractor.

5. Availability, Approachability, and Clear Explanations
   Beyond professionalism, it is important that the lawyer is available, pleasant, clear, and able to simplify legal explanations. An excellent lawyer who only communicates by email and does not meet with residents is not suitable for urban renewal. Demand real availability - meetings with residents (in person or via Zoom), assistance in understanding drafts, and responses to recurring questions.

May Loani Sade, VP of Urban Renewal at Ezra and Bitzaron, emphasizes the importance of the guide:
"Our role is to provide property owners with the knowledge, tools, and guidance to navigate safely and confidently in the complex world of urban renewal. Knowledge is power, and in this case, it is also the key to protecting residents’ rights."

The guide was produced in collaboration with the Israel Bar Association, which has been running a joint initiative with Ezra and Bitzaron in recent years. The initiative includes free legal assistance meetings, lectures for residents, responses in Ezra and Bitzaron’s Facebook community, and more.

Attorney Itamar Pantz, Vice-Chair of the Israel Bar Association and Chair of the National Urban Renewal Committee at the Bar Association:
"Urban renewal projects are very complex, and a good lawyer is a key factor in the success of the project. As the Bar Association, we want to ensure that the interaction with clients is optimal and builds trust beyond professionalism. We are proud of this joint project with Ezra and Bitzaron and confident it will bring real benefits to residents."

Attorney Nurit Cohen Katzav, Partner and Founder of Cohen-Katzav, Keren, Dahan & Co. | KDC, emphasizes:
"In urban renewal, it is not enough to know the law - you must know the field. The choice of the lawyer who accompanies apartment owners must be based on proven project experience and a real familiarity with the local authority where the project takes place. An experienced office that has lived through the complexities knows how to identify pitfalls, map risks in advance, and build a legal protection layer for apartment owners for years ahead - until the moment the door opens to the new home and the project is safely occupied."

Alon Weisberg, Partner and Founder of the Yigal Alon Group:
"Choosing the right lawyer for your complex is a significant step in the success of the project and is a critical stage in building the trust and proper dynamics that are the essential fuel for driving and effectively advancing complex urban renewal processes."

According to Moshe Feldmer, VP of Marketing and Sales at Idit Finance, “In recent years, the use of non-bank financing in urban renewal projects has been expanding, while fully preserving the rights of residents. Protection of the residents is carried out through a Sale Law insurance policy that is actually provided by an insurance company rather than by the financing body, and therefore the identity of the financier does not impair the legal protection and is similar to the Sale Law guarantees provided by banks. Protection of the residents also lies in the ability to ensure completion of the project. Non-bank financing allows for greater financial certainty, operational flexibility, and continuous credit availability, thanks to advance planning for different scenarios. These protect the developer in times of pressure and increase the likelihood of completing the project and delivering the apartments to the residents.”