Building permits in Israel, in plain English
Which home works need a permit, which are exempt, who prepares the file and where it goes.
In Israel, building work needs a building permit (היתר בנייה, heter bniya) from the local planning and building committee, unless it is on the official list of exempt works. Adding space, changing the outside of a building and structural work generally need one.
Works that may not need a permit
Amendment 101 to the Planning and Building Law and its 2014 exemption regulations let some simple works go ahead without a permit, within set limits. Tel Aviv's municipality lists examples:
- Fences and gates
- Awnings, shade sails and pergolas
- Storage sheds and signs
- Water heaters, solar collectors and air conditioners
- Replacing building components
The limits matter. A pergola, for example, must have a roof with evenly spaced gaps that make up at least 40% of it. A fence is exempt up to 1.7 metres.
An exemption is not a defence in a civil claim, the regulations say. Neighbours can still object to work that harms them. Some exempt works must also be reported on an official form.
Works that need a permit
| Work | Permit? |
|---|---|
| Adding a room or a floor | Yes |
| Adding a mamad | Usually, but a temporary fast track and exemption apply to some homes |
| Changing the facade, windows or balconies | Usually |
| Structural changes | Usually, with an engineer |
| Paint, floors, a new kitchen or bathroom in the same place | Usually not |
Each case depends on the plot's building rights and the town plan (תב"ע, TABA). Check before you build.
Who files the permit
The file is prepared by a licensed professional, usually the architect, who checks the plot's building rights, draws the plans and submits them to the local committee. In Beit Shemesh, that is the city's local planning and building committee.
What a permit costs to prepare
Midrag's architect price guide lists 20,000 to 35,000 shekels for planning and a permit application for one added room, and 15,000 to 25,000 for a mamad, including VAT. Municipal fees are separate.
Building without a permit
Work without a permit can use up the plot's building rights and cause trouble when you sell or apply for a permit later. Fixing it afterwards is slower and costs more than doing it in order.
Questions about permits
How long does a building permit take?
There is no single official time. It depends on the town, the committee and how complete the file is. Israel's planning administration has said reforms aim to shorten the process.
Is there a faster route for a mamad?
Yes. A temporary order created an expedited track and, for some homes, a permit exemption. See adding a mamad.
General information, not legal advice. Confirm your case with your local committee or a lawyer.
For plans and the permit file, see architect and permits in Israel.