Very knowledgeable and professional
competent consulting, fast processing, reliable, warm & good team. highly recommended
The team at Decker, Pex, Ofir & Co have been awesome to work with in helping our US company establish banking in Israel and in providing counsel for legal needs in Israel. I highly recommend!
I have been receiving services from this Law Firm for several years now and I want to say THANK YOU to the team, especially Joshua Pex. They are doing outstanding work. The services I have received for both our Israeli non profit association but also our social business have helped us solve many issues at hand and provided solutions in complicated situations. Personally, I am grateful for support in visa issues as a foreigner living now in Israel for many years.
Extrmely friendly, professional and helpful. A big thank you to Irina especially from the Jerusalem office. Highly Recommended.
We were searching for a law firm that will be honest with us and really work hard for a satisfying result, it wasn't an easy task
We found them online; they were the only law firm from all of our searchings which were completely honest and NOT gave us just what we wanted to hear
Using them guaranteed honesty above all. A legal team that is friendly and cares for a superb result
They really care about helping their customers without any other interest
Nadia gave us service behind what we expected; she was professional which lead to fast and easy process with great result
We definitely recommend using them
If you need to solve any complicated legal issue in Israel, don't hesitate to contact them. Otherwise you will loose hours/days/weeks with things that they can solve in minutes. They helped me to obtain my expert working visa in Israel and even after that they responded further questions and gave me advices related to administrative issues in Israel which saved me a lot of time. Irena Rosenberg and Michael Decker worked on my case, they are very professional and helpful. They will not let you down, feel free to contact them.
Michael and Ariellah Waizman
For Advocate Joshua Pex.
We were in a devastating situation when my wife received an order from the immigration office to leave Israel within 30 days, without any explanation, after we have been married and in the process for six and a half years. We heard of Advocate Pex through a friend of a friend. We contacted Mr. Pex and he was ready to help us when he heard of our situation.
The service is amazing! Always ready to assist without regard to the time it takes. The advice Mr. Pex gave us was great, such as what to do, he gave useful links, and advice about which officials to contact. The price for the service was great!
The process until we received the extension for another year for my wife was not long (3 months). Things started moving once Mr. Pex came into the picture.
We highly recommend Advocate Joshua Pex! We achieved our goal and the fear of deportation has been lifted!
I can highly recommend these services!
Every time we turned to Joshua we always got a professional quick and helpful respond.
Courteous, clear, efficient service.
Dongdiet & Nellie
We are very happy with the services. Somehow they managed to translate the law lingo into language we actually understand 😉 and their outstanding YouTube videos helped us to have a better grasp of what process we had to go through. Their patience, clear explanation and experience are very valuable. It's also very nice to know that you will receive response promptly; it made us feel we can really trust their services. We recommend all those looking for immigration lawyers to get in touch.
Joshua Pex was both an amazing human being and an inspiring human rights attorney. I reported directly to him for various activities I performed as in intern. I was impressed with his incredibly solid character. He is trustworthy, fair, and goes above and beyond to advocate for the vulnerable. He is completely trustworthy and high caliber in his work. His partners and employees are very blessed to work with him. I am honored to know them.
Best lawyer house from Israel! I couldn’t dealt with my situation without their professionalism and effectiveness. Their dedication to every legal aspect and their drive it’s how a true lawyer house can be!
Working in European market and international now, I couldn’t dare to let myself wide my wings on countries unknown to me. Definitely they’ll be the lawyers representing me, my business at every international aspect and on personal development.
When you hear Decker,Pex,Ofir &Co, you hear 10+ class services, luxurious professionals, confidentiality and exclusive attention to your needs.
I am delighted to report that my wife and I have just obtained our Israeli citizenship. We will be forever grateful for all of the help, guidance and support which Ariel Galili of Decker, Pex, Ofir & Co. provided through this process.
I am a Jewish, 80-year-old American, and my wife is not Jewish. We had started the process on our own back in November 2020 via the Jewish Agency and Nefesh B’Nefesh, but soon became entangled in the delays and often-changing regulations due to Covid-19. The pandemic also caused delays in obtaining the required apostilles for various documents from various state agencies and the US State Department.
We found Decker, Pex, Ofir & Co. On the internet and began working with Ariel in late November 2021. Ariel did a superb job of leading us through the process, helping us to understand which documents were essential, which would most likely be required, and which, though included on the list of required documents, were rarely required. He helped us several times to understand what was likely and unlikely to occur as “the next step.” Helping us manage our expectations was extremely useful to us.
Besides his knowing the laws, regulations and procedures, Ariel also made us feel that he was truly interested in helping us to successfully work through this process in as smooth, timely, and frustration-free manner as possible.
My wife and I strongly recommend anyone planning to go through this process seriously consider hiring Decker, Pex, Ofir & Co. and, specifically, Ariel Galili.
We highly recommend Adv. Mike Decker and have know him for many years. He has helped our family with many battles over the years. We recently received our permanent residency after 23 years in Israel. We so much appreciate Mike’s representation of us.
The team of lawyers and assistants are incredibly professional. Aiming to give their clients the advice possible regarding the normative and the law of Israel. With well trained and professional secretary at the front desk to the lawyers team, I could say that I had one of the most professional services possible. I'm super glad of choosing Joshua Pex of Law office for immigration solution, lawyers to advise in my case, to me, it is remarkable.
We have been working with Decker, Pex Ofir & Co - Law Firm in Tel Aviv for many years very well. Because we appreciated their lawyers services, we recommended businesses and individuals again and again to go there as well.
I really recommend the law office's services. The service is very professional and efficient, the price is right. I am satisfied with the services I needed and happy to have known them.
Alexander P Gutterman
EU PASSPORT ! Big news! Thanks to Michael Decker and the other good people at the law office, as well as to the virtue of my ancestors, the cruelty of the Inquisition, reparations issued in the Iberian Peninsula, and etc, I am delighted to be on track for Portuguese and European Union Citizenship! A truly incredible development and one which brings me deep joy.
Mr. Joshua Pex is knowledgeable and Professional. I really appreciate his courteous and direct approach.
Josh has been helping me on and off for a few years now. I have needed legal advice and assistance with immigration due to a complex situation of mine, and he has been extremely available and responsive, honest and clear about my route and how to proceed. Very much recommended!
We had a pleasure of working with Irena Rosenberg who assisted in getting our two U.S. born children registered in Israel and supported visa process for my wife in 2021. During the pandemic, my wife and I decided to move to Israel where I am originally from after living in the U.S. for over 20 years, but we had no idea how to go about securing visas before and after arriving in Israel. Irena is knowledgeable, reliable and competent lawyer who always had answers to all our questions which made us feel confident that everything would be fine with her assistance. We are now happily living in Israel and are so grateful to have Irena who is a genuinely nice person as our lawyer.
Oded Ger did an excellent job by reviewing a modeling contract I was offered. Explained the bad clauses in the contract, and their possible consequences. Thank you for your amazing job, your professionalism, your consultation and honesty. You showed me from your experience how it can be done differently. It was the best decision choosing you as my lawyer.
I highly recommend this firm, especially Oded Ger.
I admire the Austrian citizenship team in Tel-Aviv branch! They deserve more then 5 stars!! They are very friendly and professional. I've got Austrian citizenship in 4 months for all family members which consists of 12 people! The entire team is very friendly and responsive. They are always answering questions and support during the process. I recommend to everyone. Was 100% satisfied.
The best lawyer firm I’ve had dealt with. I would like to thank Anat Levi and Ariel Galili from the Jerusalem branch for all of their efforts and patience, we could not have been Able to reach to where we are now without them
Incredibly knowledgeable, approachable, accessible, and evident across the board that they truly care about the people they are helping. They are quick to respond, engaged, and obviously top-notch lawyers. I couldn't recommend them highly enough. Thank you, Joshua and Itamar for your help with our Joint Life Application. You were a calming energy during a storm - always breathed a sigh of relief after speaking with you. It is so difficult to get straight answers from the Misrad Hapnim, but you guys are straight shooters. I appreciate your candor and evident integrity. Hope to work with you in the future, and will send everyone I know in need of legal aid your way. Thank you for your guidance and support.
We were very pleased and content with the services of this law firm. They supported us 100% and solved our case successfully, we couldn't be happier.
A really excellent firm. They knew exactly how to handle my situation effectively and efficiently, and we got the result I needed without much fuss. Adi Berger was a wonderful advocate for me and I am deeply grateful for her help!
We were very satisfied with the service of Nehama. She was very professional in all her dealings and kept us informed all the way.
We highly recommend this law firm. They proved to be reliable, efficient and pleasant to work with.
Excellent service, very friendly and helpful, fast responding and very patient. Highly recommend. I will choose them again next time if needed.
Marce Ruth St. Rey
Party time in the heart, my beloved husband received his residence after so much time of battles and faith. Gratitude, God has blessed us with wonderful beings who have accompanied us, including a "precious angel" who touched our hearts, our excellent and fantastic lawyer: Maria Chernin Dekel, sweet and wonderful human being, who has guided us and stayed On our side. side in this intense legal transit whom we bless on every occasion. God bless you dear Maria, you have exceeded your professional duty by containing us and collaborating with us in hard times, very hard, for that we want to thank you publicly, you are unique!!!
We bless and thank the entire team at Decker Pex Tal Ofir Law Firm.
If you ever let or rented an apartment in Israel, you are familiar with the uncertainty that characterizes the local rental market. The Fair Rental Law was passed with the goal of making the Israeli market more balanced, for both landlords and tenants. However, few are fully aware of the law’s provisions and their legal significance. This leads many landlords to act in violation of their legal obligations, even exposing themselves to lawsuits and sanctions. Therefore, we have put together guidelines to help you comply with this important law.
Attorneys in our offices in Jerusalem and Tel Aviv, specialize in contract and real estate law. The office provides a variety of legal services to tenants and landlords. Services offered by our office include: writing apartment leases for residential use, legal counselling regarding rentals, and representation in legal disputes related to rental contracts.
Fair Rental Law – General background
The Israeli rental market is characterized by significant problems and uncertainty. This stems, in part, from the small supply of apartments relative to the high demand, often creating power imbalances between landlords and tenants. As a result, tenants are often forced to compromise on apartments in dilapidated condition, to provide large amounts of surety, and to remain in the dark throughout the rental period regarding the possibility of extending the lease.
In an attempt to solve these problems, the Fair Rental Law was legislated in 2017. In effect, this is a significant revision of the Rental Law, which regulates the legal situation regarding rental of apartments in Israel. The goal of the law was to make the rental market more balanced and set out clear guidelines for the conduct of landlords and tenants alike. The law’s formulation is intended to encourage more fair conditions for tenants, but, at least for the moment, without setting rigid rules, such as government supervision of rental prices.
Although several years have already passed since the law came into effect, not all landlords and tenants are familiar with its stipulations. This is unfortunate for a number of reasons. The law offers significant support to tenants, and provides them with many rights of which they may not be aware. But beyond this, violating the law leads to various legal sanctions. These sanctions may include reducing rental payments and even justification for a charge of contract violation. With the goal of preventing such situations, we have prepared a detailed description of the main aspects of the law.
- When does the Fair Rental Law apply?
The law applies only to apartments that meet certain criteria. It does not apply in cases where the rental is for a period of less than three months or more than ten years. Nor does the law apply to apartments in a hotel or in student housing, to rent-controlled housing units for the elderly, or to cases where the rent is over 20,000 ILS per month. However, since these apartments and types of rental make up only a relatively small part of the Israeli rental market, the law in fact has an extremely wide application.
- The law sets out strict conditions for what can or cannot be included in a rental contract
In cases where the law applies, there is a wide range of issues which cannot be made conditional in the contract at all, or which may only be made conditional to the tenants’ benefit. For example, the law specifies a basic standard for an apartment that is appropriate for residence. Said standard excludes apartments without a barrier between the bathroom and the apartment, apartments that poses an unreasonable risk to tenants’ safety or health, or apartments with no ventilation and natural light.
For some of you, the above standard extremely obvious, but unfortunately there are such apartments on the market, and therefore they are excluded from the law’s coverage. As a rule, the two sides cannot make an agreement regarding rental of such an apartment. In addition, regarding issues such as guarantors for paying the rent, payment of shared bills, extending the lease, etc. – special conditions are set out which can be violated only for the benefit of the tenants. Below we will explain what this means.
- Bearing the payments for shared bills
The law states that in cases where it applies, the tenants pay for electricity, water, gas, additional shared services, and taxes (including property taxes). However, as a rule there is nothing preventing an agreement that the landlords pay the shared bills and charge the tenants a fixed rent which includes the average cost of the bills. This is because it is a condition in the contract which is considered to favor the tenants. In contrast, the law forbids charging the tenants for other types of payments, such as apartment insurance premiums (as part of building insurance); third-party payments, such as realtors’ fees (if the realtor acted on behalf of the landlords); etc. Landlords are obligated to bear these costs.
- Fixing damage and defects
The law states that any damage caused by reasonable use of the apartment will be repaired at the landlord’s expense, unless the two sides have determined otherwise. In certain cases, however, where the damage does not allow for normal living in the apartment and therefore requires urgent repair, the tenants can demand that the landlord do the repairs. If the landlord does not comply, the tenants may, subject to the law’s provisions, pay for the repairs and reduce the rent by that amount. This should be done with all due caution, making use of legal counsel if necessary.
The Fair Rental Law, for the first time, restricts the amount of surety that can be required by a rental contract. There are different types of surety, such as a security check, a promissory note, a personal guarantor, a third-party guarantor, and more (for more information on this issue, see the comprehensive guide on our site). In cases where the Fair Rental Law applies, the amount of surety is limited to no more than one-third of the rental period or three months’ rent. Nothing prevents landlords from requiring lower sums, but they are not able to require sums exceeding the above limits.
- The option to extend the lease
The law states that if no option is specified for extending the lease, the landlords must notify the tenants if they want to extend the lease, and under what conditions. However, the law does not specify the time frame in which the landlords must do this, merely stating that it must be done within a “reasonable time”. Given that the law is still new, courts have yet to determine more specific guidelines on this issue. Therefore, it behooves landlords to notify their tenants of their intentions as early as possible, in order to avoid violating the contract.
In addition, for contracts that include an option for the landlord to extend the lease, the law states that landlords must notify tenants within at least 90 days of the lease’s expiration if they are intending to activate this option. For a tenant’s option to extend, tenants must notify landlords within at least 60 days of the lease’s expiration. However, longer time frames than these can be incorporated in the contract, as long as they are to the tenants’ benefit.
- Breaking the lease
Here too, the law restricts the option to break the lease in cases where there has been no violation of the contract. The contract cannot include a clause enabling only the landlords to break the lease. Both parties’ right to break the lease must be explicitly set out in the contract beforehand, or alternatively only the tenants’ right. The right to break the lease is subject to a minimum of 90 days’ notice by the landlords and 60 days by the tenants. For detailed information on the options for breaking a rental contract, see this article on our site.
Contact an attorney specializing in contract and real estate law
In this article we have explained the Fair Rental Law and its provisions. Non-compliance with this law may lead to legal sanctions and even form the basis for a lawsuit over contract violation. Therefore, it is important to avoid unilateral actions and obtain legal advice as needed. If you have any questions or need assistance on this issue, contact us and an attorney from our office will be happy to be at your service. Our law offices specialize in contract and real estate law, and provide their clients with comprehensive, professional legal solutions, with no cutting corners, in any issue regarding rental contracts.