TAMA 38
Selected Projects
Execution steps for the project:
Negotiation
3 to 6 months
- Presenting initial proposal for negotiation purposes to the tenants’ representatives
- Appointing an active committee by the general assembly in the building for a non-binding negotiation with the entrepreneur
- Appointing an attorney on behalf of the tenants, with the entrepreneur’s full financing. It should be made clear to the tenants that they get to choose their attorney. The entrepreneur just pays the bills…
- Making a determination of the technical specifications by the tenants’ representatives for every apartment, and plan confirmation.
- Presenting a detailed contract draft for the tenants’ approval.
- Signing a contract between the entrepreneur and each of the tenants. It should be emphasized that this is a uniform contract involving all of the tenants.
Cost and Planning
8-12 months from the day of signing the contract
- Formalizing detailed plans with the tenants.
- Preparing detailed plans for submission, including construction plans, traffic plans, and more.
- Opening a file and applying for the construction permit.
- Obtaining a building permit.
- Preparing detailed work plans.
Construction
14-18 months from the day of commencing the works
- Foundations and skeleton.
- Water, electricity and sewage infrastructure renewal.
- Including stone facing.
- Interior works.
- Connecting between existing apartments and the additional constructed space.
- Finishing touches, including interior design.
- Form #4.
- Updating the registration apartment building decree and pinning the new space to the existing tenants.
The emotional moment of receiving the keys to a renovated apartment
Manos Group is the leading real estate group for the TAMA 38 program in Jerusalem. Each household in the program benefits from an additional bedroom, a Mama’d, a terrace, and a reserved parking space. Residents also enjoy a luxurious lobby, an earthquake-proof building, and renovated water, sewage, electrical, gas and communications systems.
Manos Group is responsible for the TAMA 38 procedures in 25 apartment complexes in Jerusalem, and hundreds of residents will receive renovated residences with modern infrastructures.
Member of the TAMA 38 Syndicate
Manos Group proudly displays it’s affiliation to the “TAMA 38 Syndicate for Urban Development”, an organization which regroups all major companies piloting TAMA 38 projects.
What is TAMA 38?
The Hebrew meaning of the term “TAMA 38” is “National Outline Plan”. The “TAMA 38” city plan touches upon strengthening existing structures against earth quakes. The plan is meant to define which structures do not conform to the Israeli standards and building codes, and therefore require structure strengthening work. Additionally, the plan enables the applicant to receive construction permits, and includes construction additions to existing structures, tax reliefs and substantial exemptions. All these are meant to encourage awareness for structure strengthening, and to reduce related expenses.
Read an article regarding Tama 38, published in Globes (Hebrew)
Most buildings built in Israel prior to 1980 do not meet the requirements of the Israeli standard. Since the state of Israel is on the Great Rift Valley, an area known for experiencing not-infrequent earthquakes, there is a necessity to strengthen these structures. “TAMA 38” was presented by the National Council for Planning and Construction, and was confirmed by the Israeli government on April 14th 2005. Actual execution began at the end of 2008, with the completion of law amendments providing for it – property tax law, planning and construction law, and property law. In the framework of implementing rights, according to “TAMA 38”, the tenants are exempt from all tax duties and all deals are tax free.
In January 2013, the planning management of the Israeli Ministry of Interior issued a report about the implementation of “TAMA 38” during 2012. The report concluded that during the years there has been a gradual and substantial increase of the scope of implementation of “TAMA 38”, and the geographical area in which the plan is implemented has widened. The report determined that the plan was aggressively implemented in the Haifa, Tel Aviv, and central Israel areas, and it contributed greatly to city renewal in old urban areas. The report also covered substantial renovations of residential units in high-demand areas, apartment enlargements, building appearance improvements, building security defense levels, upgrading geometrical structure systems, and more.
Why implement TAMA 38?
Since the cost of reinforcing buildings is high and entails numerous certifications, Tama 38 allows residents to benefit from the reinforcement of the building against earthquakes and security threats with no additional expenses or inconvenience. Moreover, Tama 38 creates further opportunities for residents with the addition of 25 gross meter room/s, 12 gross meters of open space/balcony, thus increasing the value of the building by about 40% and ensuring that it meets the most recent international standards in the construction industry, including technological infrastructures, visibility, precision treatment of existing infrastructure, and more.
Manos Group Entrepreneurship & Investments Ltd. is one of the leading real estate groups in the country and is involved in all areas of the industry, from the development and operation of housing projects across Israel to the release of land for construction in Modi’in and the Jerusalem Corridor to the Department of Urban Renewal, which has been active for the past 5 years. The company initiates and executes Tama 38 projects across the country, including Tama 38 projects in Jerusalem and the surrounding area, thanks to its management and staff of professionals and business leaders. Prof. Aharon Namdar, who heads the legal department of the group, is one of the leading professionals in the tax, real estate and urban renewal fields.
In addition to the renovation of the building and infrastructure, Tama 38 facilitates the issuance of a building permit and therefore also provides interesting opportunities for entrepreneurs. The mutual opportunity for both the resident and the project manager opens the door to the implementation of great projects.
A summary of the work conducted in this project:
- Strengthening building foundations according to “Standard 413: Design Provisions for Earthquake Resistance of Structures”.
- Covering the building with Jerusalem stones, or plaster renewal, in areas outside Jerusalem
- External development, including fence and pathway constructions, gardening, and more…
- Joint water and electricity infrastructure replacement
- Sewage infrastructure replacement
- Moving or replacing sun-heated water tanks
- Redecorating of the entrance lobby by an interior decorator, including mailboxes, etc.
- Installing/renovating the elevator for the tenants’ well-being.
- Residential secure-space construction in every apartment, taking into consideration the building borders and pipeline limitations.
- Constructing a balcony at every apartment, with due consideration of the building borders and pipeline possibilities.
- Fronts renovation in a more modern style.
- Matching the existing space in every apartment to the new additions to be built.