You Got Tofes Arba – Now What?
Updated: Aug 25
After guiding thousands of overseas buyers who have purchased in projects under construction, we’ve found that one question comes up time and again: What happens after Tofes Arba? This guide walks you through the process.
After years of anticipation, the big moment has finally arrived: the building has received Tofes Arba, Israel’s equivalent of a “certificate of occupancy.” For buyers who purchased “on paper,” this milestone means that construction is essentially complete and the apartment is approaching handover to the owners. But as many quickly learn, getting the keys isn’t a single event. It’s a process involving coordination, documentation, and final payments.
Tofes Arba. Tofes Arba is issued by the municipality once the building has received the required safety and infrastructure approvals for occupancy. It allows permanent electricity and water service and permits residents to move into the building. In simple terms, it means the apartment is ready to be occupied, although a few steps remain before the buyer actually receives the keys.
Once Tofes Arba is granted, the developer notifies buyers that handovers will begin. Before receiving the keys, buyers generally must make their final payment, open water, electricity, and arnona (municipal tax) accounts, obtain home insurance, sign the agreement with the building management company, and arrange payment of the monthly vaad bayit fees, also known as condo fees overseas.
Protocol. After these steps are complete, the buyer or their representative conducts a walk-through inspection of the apartment. During the walk-through, a punch list of issues, known in Israel as the handover “protocol,” is created. The developer is responsible for addressing these items, often after handover. If any defects prevent the apartment from being occupied, they must be repaired before the keys are released.
Timing. The period between Tofes Arba and key delivery can last a few weeks, depending on how quickly buyers finalize payments and paperwork and when the developer schedules the handover. For overseas clients, delays often come from logistical issues such as wiring funds, signing documents, or arranging for someone to attend the walk-through.
Possession. Once the keys are handed over, the buyer takes possession of the apartment and becomes responsible for utilities, taxes, maintenance, and other ongoing expenses. The next steps usually include setting up communications such as internet, cable and phone, opening a gas account, and coordinating deliveries and installations of furniture, appliances, and light fixtures.
Buyers should also keep the contact list provided by the developer, which includes details for the various subcontractors responsible for systems such as air conditioning, heating, doors, kitchens, and water heaters. These contacts are often needed for setup and future service calls.
Property Manager. Many overseas buyers use a property manager to handle these details, from dealing with Israeli bureaucracy to coordinating deliveries and preparing the apartment for visits. If a designer was involved in your apartment, they will usually oversee items that fall within their scope. If you plan to rent out your apartment, your property manager will guide you regarding which responsibilities belong to the owner and which to the tenant.
Building Management Company. Your property manager deals with issues relating specifically to your apartment. The building management company is responsible for the common areas, including cleaning, elevators, landscaping, and security.
Israeli Bank Account. For buyers with an Israeli mortgage, an Israeli bank account is required, and many mortgage brokers can help clients open the account remotely. Those without a mortgage can often pay ongoing expenses such as arnona, management fees, insurance, and utilities using an international credit card.
Handover. For purchasers who can’t be in Israel for the handover, it’s important to appoint a trusted representative, such as a lawyer, property manager, or friend, to attend the walk-through, record any issues, and collect the keys. Power of attorney can be granted if documents need to be signed.
Importantly, “I’ll be in Israel in four months” isn’t a reason to delay payment. Once the apartment is ready for delivery and payment is due under the contract, the buyer generally cannot postpone the process simply because they aren’t in Israel.
Receiving the keys after years of waiting is thrilling, but there are a number of steps between Tofes Arba and moving in. The better prepared you are, the smoother the process will be. Having the right professionals to guide you is especially important for overseas buyers who can’t be in Israel to handle all the details themselves.
Gedaliah Borvick is the founder of My Israel Home, a real estate agency focused on helping people from abroad buy and sell homes in Israel. To sign up for his monthly market updates, contact him at gborvick@gmail.com. Please visit his blog at www.myisraelhome.com.
