Sales office renderings look perfect, but what binds the developer is the technical specification and plans attached to the contract. What is not written there is hard to demand later.
What is the specification?
A document prepared on a form set by law, describing the apartment, building and project: areas, materials, flooring, cladding, kitchen, sanitary fittings, electricity, plumbing, air conditioning, parking, storage and common areas.
What should be checked?
- Apartment area and measurement method: how it was measured, and whether the balcony and safe room are included.
- Plans: that the plan attached to the contract is identical to the one you were shown, including windows, columns and beams.
- Attachments: parking, storage, garden or roof, and their location in the plan.
- Finish level: the type of kitchen, flooring, doors and windows, not just “or equivalent”.
- Common areas: lobby, elevators, refuse room and car park.
Credits and buyer changes
In many cases you can receive a credit for certain items and install them yourself, or request changes from the developer for a fee. Ask for a price list in advance and understand how changes affect the warranty and delivery date.
What if the apartment does not match the specification?
A mismatch with the specification is grounds for a demand to repair or for compensation. Record it in the handover protocol and act according to the rules on construction defects. See also new apartment handover.
Where do you go from here?
A developer’s contract is written by the developer’s lawyers, so it protects the developer first. At Paz Israel & Co. Law Office we represent buyers of new apartments and landowners in combination deals: we check the developer, the security and the specification, negotiate the contract and accompany you through handover and registration at the Land Registry. For more information see our property purchase and sale representation page, or contact us to schedule a meeting in Tel Aviv, Jerusalem or Modi’in.
This article provides general information, is correct as of the time of writing, and does not constitute legal advice or a substitute for reviewing your specific circumstances.