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Organizing the tenants from scratch
The company starts its activities in a preliminary stage, and sometimes, it is the one that drives the process.
Urban renewal projects usually start with housing committees or opinion leader tenants, who want to advance an urban renewal project in their building.
In some cases, our services are required starting from the stage of organizing the tenants, while in most cases, the request comes once the process gets stuck (for example, if the developer vanishes or if there are architectural mistakes, or significant time delays, etc.).
Every request gets our full attention. First, we conduct a preliminary review of the project and meet with the tenants in order to understand the situation in detail. In case the tenants are not united, we summon a meeting and present the tenants with options available to them, appoint tenant representatives and appoint the company to carry out activities in the project on behalf of the tenants.
From this point onwards, the company drives the project in cooperation with the representatives, and manages it in collaboration with its professionals – civil engineers, construction inspectors, architects, appraisers, lawyers, accountants and more.
Eligibility check and risk management
Project feasibility study
The project undergoes a comprehensive analysis that allows the customers to understand both the profit potential and the risks involved.
In general, the company’s lawyers conduct a legal review, the company’s architects review the rights and may prepare a basic simulation of a floor or the entire building.
An appraiser on our behalf performs the economic analysis. The information is delivered to the tenants along with our insights on the potential to realize the project.
Legal service
The lawyer’s job is to protect the interests of the tenants and manage their relationships with the developer.
As part of the company’s activities, we provide legal consulting and support regarding all urban renewal processes.
We pick lawyers specializing in particular areas related to the project, while as part of urban renewal projects, we work with lawyers who are experts in the National Outline Plan as of 2008, and have the experience and know-how in representation of buildings.
While conduction “evacuation and reconstruction” projects, we work with large law firms which are capable of handling the logistics of dealing with dozens, or even hundreds, of tenants. The lawyer representing the tenants provides professional legal guidance throughout all stages of construction.
Legal advice provided by the lawyers encompasses all contract terms, and signing of the agreement. The lawyers also handle objections in urban renewal projects, until the construction is completed and the condominium is duly registered. As it is customary in urban renewal projects, all legal expenses are paid by the developer, and this is stipulated in company’s contract with the developer.
Changing the zoning plan on behalf of the tenants
In projects that require a change in the zoning plan, the company handles the process at its own expense while working in collaboration with the tenants.
If the zoning plan needs to be changed, the tender is launched only after the change is implemented.
Based on our extensive experience, when the change in the zoning plan is carried out on behalf of the tenants, the authorities produce the best plan.
When we advance a change in the zoning plan in collaboration with the tenants, we also make sure that at the project is financially worthwhile for the developers who will come in the future.
Engineering supervision
These complex projects require professionals on behalf of the tenants to supervise the work carried out by the contractor and developer.
The company has highly experienced supervisors who support the tenants during project execution and make sure that the contractor is meets the project schedule and budget.
Once a month, we inform the tenants on everything project-related, provide an update on the progress pace of the developer and the contractor, and raise red flags if problems are detected.
The company’s supervision is carried out by engineers throughout the project:
At the stage of writing the tender for contractors/developers and during negotiations, the engineering supervision makes sure that the small details are included in the contract and that the most optimal materials and work methods are selected for construction.
During the construction stage, an engineer is assigned to support the contractor, who executed the project, and supervises his work. The supervising engineer also serves as a direct contact with the tenants for the purpose of solving various issues with the contractor and developer.
Even after the construction is finished and the building is occupied by tenants, engineering supervision is carried out also during the one-year warranty inspection period.
Developer/contractor tender
The company checks the rights related to the building in terms of the zoning plan and National Outline Plan, and calculates the maximum rights available to tenants.
Based on the information in connection with the aforementioned rights, the company publishes a tender for contractors and gives each developer/contractor the opportunity to bid for tender to carry out the National Outline Plan related process in the building.
At this stage, the company reviews all the offers in collaboration with the tenants’ representatives and a lawyer on behalf of the tenants, according to various parameters, such as the developer’s quality, experience in urban renewal projects, proven track record of meeting schedules, guarantees he can provide and more.
The tender is detailed and includes an economic viability study, minimum guarantees, maximum rights and protection for tenants.
Once the company screens the candidates and conducts negotiations, it selects the developer with the most attractive bid, who fully meets the project’s criteria and would allow to realize the tenants’ rights to the fullest.
Social counseling
Social consulting in urban renewal projects is a relatively new field that is designed to help apartment owners to complete the “evacuation and reconstruction” process successfully.
Social advisors have two main goals:
First, they help tenants residing in buildings designated for evacuation and reconstruction to understand urban renewal process and unite before they occur. Social advisors hold public conferences, impart knowledge and simplify the process for the apartment owners.
Second, social advisors produce a report (social survey) based on personal interviews with a significant number of apartment owners in the complex, and on statistical data from the local authority. The report reflects the wishes, requests and demands of apartment owners, and is designed to be used as a planning tool for the new complex to be built. The process resulting in the social report allows the planning authorities to produce a new complex that will meet the needs of the tenants currently residing in the building. In general, social advisors are employed by the local authority or by developers, and provide their services to the apartment owners.
The company’s social advisors are highly experienced professionals who have supported hundreds of apartment owners throughout the complicated process of urban renewal.