What is the difference between arubah and arvut?

ערובה (arubah) is any security for the tenant's obligations, such as cash, a cheque, a guarantee or a promissory note. ערבות (arvut) is only a guarantee by a bank, a licensed provider or a person.

Can a landlord deposit a security cheque in Israel?

Yes. A שיק ביטחון is an ordinary cheque, and writing לביטחון בלבד has no special effect at the bank. The landlord may realize a security only on valid grounds and after notice, and misuse can be challenged.

How much security can an Israeli landlord ask for?

In a covered lease, securities that cost the tenant money are capped together at the lower of three months' rent and one third of all rent for the term. A security cheque, promissory note and personal guarantor are normally outside that cap.

Does the tenant pay the broker fee in Israel?

A tenant owes דמי תיווך only under the tenant's own signed written order, to a licensed broker who was the effective cause of the lease. The landlord cannot pass on the fee the landlord promised to pay.

When must the landlord return the deposit?

In a covered lease the landlord must return the security or its balance, with its fruits, within 60 days after the apartment is returned or the tenant's debts are cleared, whichever is later.

Israeli Rental Contract Terms in English

The Contract and the People

On the label or sign

חוזה שכירות: lease
נספח: annex

חוזה שכירות למגוריםResidential lease

chozeh sechirut le-megurim

US English

Residential lease or rental agreement

UK English

Residential tenancy agreement

What it is

The חוזה שכירות למגורים is the agreement for use of a dwelling. For covered leases the חוזה שכירות should be written and signed, each side gets a copy, and it identifies the apartment, parties, term, rent, payment method, extra charges and known material defects.

The difference

Failing to put a חוזה שכירות in writing does not by itself make the agreement void. The 2017 provisions called חוק שכירות הוגנת are an amendment within the Rental and Borrowing Law, not a separate rent-control code.

Common mistake

Do not treat an oral rental understanding as automatically void, or assume a standard חוזה שכירות form cannot be negotiated.

On the label or sign

המשכיר: the landlord

משכיר / בעל הדירהLandlord

maskir / ba'al ha-dirah

US English

Landlord or lessor

UK English

Landlord

What it is

משכיר is the legal word for lessor. בעל הדירה literally means apartment owner and is common in plain-language forms.

The difference

The משכיר and the בעל הדירה are not always the same person, so authority to let the apartment matters. A good form states that the משכיר owns the rights or is authorized.

Common mistake

Do not assume the person showing the apartment owns it or can sign for the owner; ask how the משכיר holds the rights.

On the label or sign

השוכר: the tenant

שוכר / שוכרתTenant

socher / socheret

US English

Tenant or lessee

UK English

Tenant

What it is

The שוכר is the contracting occupant, defined in the party block as השוכר. Legal documents translate שוכר as tenant or lessee.

The difference

Several tenants named as שוכרים may be liable together for the whole lease, not just a personal share.

Common mistake

Do not sign as a שוכר alongside flatmates without checking whether the lease makes you liable together.

On the label or sign

ביחד ולחוד: jointly and severally

ביחד ולחודJointly and severally

be-yachad u-lechud

US English

Jointly and severally

UK English

Jointly and severally

What it is

ביחד ולחוד means each named tenant may be responsible for the whole obligation, and all are responsible together. ביחד ולחוד usually sits beneath two or more tenant names or in the liability clause.

The difference

ביחד ולחוד is not "we split it equally." The landlord does not have to divide a debt among flatmates first.

Common mistake

Do not assume you owe only your share of the rent when the lease says ביחד ולחוד.

On the label or sign

הצמדות: attached extras

הדירה / המושכרLeased premises

ha-dirah / ha-muskar

US English

Apartment or leased premises

UK English

Flat or demised premises

What it is

המושכר is the property being let and may include listed attachments (הצמדות) such as parking, storage, a yard or furniture. The definition clause gives the address, rooms and attachments, often with an inventory annex.

The difference

Anything left out of the המושכר description may not be part of the deal.

Common mistake

Do not assume a parking place, מחסן storage room, roof or furniture you saw at the viewing is included unless the lease lists it in המושכר.

On the label or sign

תקופת האופציה: option period
הארכה: extension

אופציה / ברירה להארכת תקופת השכירותRenewal option

optzyah / brerah le-ha'arachat tekufat ha-sechirut

US English

Renewal option

UK English

Option to renew or extend

What it is

An אופציה is a contractual right to extend the lease term (תקופת השכירות), not an automatic renewal. A tenant holding the אופציה normally gives notice no later than 60 days before expiry.

The difference

If the landlord holds the אופציה in a covered lease, notice is due no later than 90 days before expiry and its conditions must be fixed in advance.

Common mistake

Do not assume an אופציה means you may always stay, or that a message after the deadline is enough; note who holds the option and the date.

שכירות בלתי מוגנתUnprotected tenancy

sechirut bilti mugenet

US English

Unprotected or market-rate tenancy

UK English

Unprotected tenancy

What it is

שכירות בלתי מוגנת is ordinary modern private renting outside the Tenant Protection Law. The phrase often appears in the recitals next to a statement that no key money was paid.

The difference

שכירות בלתי מוגנת does not strip the tenant of the mandatory rights in the Rental and Borrowing Law.

Common mistake

Do not read שכירות בלתי מוגנת as "the tenant has no statutory protection."

On the label or sign

חוק הגנת הדייר: Tenant Protection Law

דייר מוגן / דמי מפתחProtected tenant, key money

dayar mugan / dmei mafteach

US English

Protected tenant and key money

UK English

Protected tenant and premium or key money

What it is

דייר מוגן is a special legacy protected-tenancy status. Protected status generally arises from paying דמי מפתח, key money, or from succeeding a protected tenant.

The difference

דמי מפתח is not the ordinary security deposit on a new lease, and long-term tenants do not become protected automatically.

Common mistake

Do not translate דמי מפתח as a refundable key deposit.

On the label or sign

פרוטוקול: condition record

פרוטוקול מצב הדירהMove-in condition report

protokol matzav ha-dirah

US English

Move-in condition report

UK English

Schedule of condition or check-in report

What it is

A פרוטוקול מצב הדירה is a dated record of the apartment, contents, meter readings and defects, with photos and signatures. The law requires known nontrivial defects and serious disturbances to be stated.

The difference

An As-Is statement in the lease does not replace a פרוטוקול מצב הדירה that lists existing defects.

Common mistake

Do not sign an As-Is clause without making sure existing defects appear in the פרוטוקול מצב הדירה annex.

On the label or sign

שימוש סביר: reasonable use

בלאי סבירOrdinary wear and tear

belai savir

US English

Ordinary wear and tear

UK English

Fair wear and tear

What it is

בלאי סביר is normal deterioration from reasonable use (שימוש סביר). The tenant repairs damage caused by unreasonable use.

The difference

In covered leases the landlord bears nontrivial defects not caused by unreasonable use, so בלאי סביר is not the tenant's cost.

Common mistake

Do not accept liability for every mark or aging appliance because it appeared during the tenancy; point to בלאי סביר.

On the label or sign

תיקון דחוף: urgent repair

ליקוי / תיקון דחוףDefect and urgent repair

likui / tikun dachuf

US English

Defect and emergency repair

UK English

Defect and urgent repair

What it is

A landlord must generally repair a nontrivial ליקוי not caused by unreasonable use within a reasonable time, no more than 30 days after demand. A תיקון דחוף, for a defect that prevents reasonable living, must be done within no more than three days.

The difference

The three-day תיקון דחוף deadline applies only when the defect prevents reasonable residence, not to every inconvenience.

Common mistake

Do not pay first for every ליקוי or expect a three-day fix for every repair; send a written repair request with photos.

On the label or sign

סיום מוקדם: early termination
הודעה מוקדמת: advance notice
שוכר חלופי: replacement tenant

ביטול חד-צדדי / סעיף יציאהBreak clause

bitul chad-tzdadi / se'if yetzi'ah

US English

Unilateral termination or break clause

UK English

Break clause

What it is

A סעיף יציאה, a no-fault early exit, exists only if the contract grants one. In covered leases, landlord notice is at least 90 days and tenant notice at least 60 days unless the contract gives the tenant a shorter period.

The difference

In a covered lease, a landlord break right needs a matching tenant right. A replacement tenant (שוכר חלופי) may be a condition of a tenant break right.

Common mistake

Do not assume every tenant may leave on 60 days' notice; search the lease for ביטול, סיום מוקדם or הודעה מוקדמת.

On the label or sign

הסכמה מראש ובכתב: prior written consent

שכירות משנה / סאבלטSublet

sechirut mishneh / sublet

US English

Sublease or sublet

UK English

Subtenancy or sublet

What it is

In שכירות משנה the main tenant rents all or part of the apartment to a subtenant and remains the head tenant (שוכר ראשי). Prior written landlord consent is the normal rule.

The difference

שכירות משנה is different from a replacement tenant, who takes over the lease under a new signed agreement.

Common mistake

Do not treat a roommate, an assignment and שכירות משנה as the same thing; get consent in advance and in writing.

On the label or sign

לפנות ולהחזיר את החזקה: vacate and return possession

מסירת חזקה / פינויHandover and vacating

mesirat chazakah / pinui

US English

Delivery of possession and vacating

UK English

Giving possession and yielding up

What it is

מסירת חזקה is handover of possession, usually with keys. פינוי is vacating and returning the premises.

The difference

A landlord cannot lawfully evict by force or by changing the locks and must use court process for פינוי.

Common mistake

Do not accept a lock change or removal of belongings as a lawful response to a late פינוי.

Rent and Charges

דמי שכירותRent

dmei sechirut

US English

Rent

UK English

Rent

What it is

דמי שכירות is the agreed rent, with a due date and payment method. The lease states the monthly amount in words and figures.

The difference

דמי שכירות is separate from deposits, guarantees, arnona and building charges. No general national private rent cap applies; the Tel Aviv model's rent-increase limit is a voluntary term.

Common mistake

Do not compare apartments by דמי שכירות alone; add the broker fee, arnona and building charges.

צ'קים דחויים לדמי שכירותPost-dated rent checks

chekim dechuyim le-dmei sechirut

US English

Post-dated rent checks

UK English

Post-dated rent cheques

What it is

צ'קים דחויים לדמי שכירות are a stack of ordinary cheques, usually one for each rent installment, each dated to a monthly due date.

The difference

Post-dated rent cheques are payment instruments, not the same thing as a single security cheque.

Common mistake

Do not call every cheque handed over at signing a deposit; separate the rent cheques from the שיק ביטחון.

On the label or sign

חשמל, מים, גז, ארנונה, ועד בית: electricity, water, gas, arnona, building fee
העברת חשבונות: transfer of accounts

תשלומים שוטפיםRecurring occupancy charges

tashlumim shotfim

US English

Utilities and recurring occupancy charges

UK English

Utilities and ongoing occupier charges

What it is

תשלומים שוטפים are the permitted ongoing charges tied to occupancy: rent, arnona, water, electricity, gas, heating and ordinary building maintenance (ועד בית). Leases commonly require these accounts to be in the tenant's name.

The difference

A covered tenant may not be charged owner taxes, capital work, the landlord's insurance premium or the landlord's professional fees as תשלומים שוטפים.

Common mistake

Do not pay an elevator replacement or other improvement just because the demand came through the ועד בית.

On the label or sign

מדד הבסיס: base index

צמוד למדדIndex-linked rent

tzamud la-madad

US English

CPI-indexed

UK English

Index-linked

What it is

צמוד למדד is a contractual adjustment tied to an identified index, usually the Consumer Price Index. The clause needs a base index (מדד הבסיס), an update method and timing.

The difference

Indexation under צמוד למדד is not automatic because prices rose, and it is not a right to raise rent freely mid-term.

Common mistake

Do not confuse a צמוד למדד clause with an unrestricted right to raise the rent.

Securities and Guarantors

On the label or sign

ערובות: securities
ביטחונות: securities

ערובהSecurity (umbrella term)

arubah

US English

Security or security instrument

UK English

Security

What it is

ערובה is the statutory umbrella word for something given to secure the tenant's obligations. A ערובה can be cash, a cheque, a guarantee, a promissory note or another instrument.

The difference

ערובה is broader than ערבות, which means only a guarantee. Contracts may head the section בטחונות or ביטחונות, but each listed instrument keeps its own rules.

Common mistake

Do not translate every ערובה as "guarantor"; check each instrument under the heading.

תקרת הערובהSecurity cap

tikrat ha-arubah

US English

Security cap

UK English

Security cap

What it is

תקרת הערובה is the combined cap on securities that cost the tenant money: the lower of three months' rent or one third of all rent for the term. A cash deposit, bank guarantee, bank cheque and qualifying licensed provider guarantee count together.

The difference

A security cheque, promissory note and ordinary personal guarantor normally fall outside תקרת הערובה. Outside the cap does not mean risk-free.

Common mistake

Do not accept a three-month cash deposit plus a separate three-month bank guarantee as if each had its own תקרת הערובה.

On the label or sign

כתב ערבות: guarantee document

ערבותGuarantee

arvut

US English

Guarantee

UK English

Guarantee

What it is

ערבות is a promise by a bank, a regulated provider or a third person to answer for the tenant's obligation. A ערבות is one kind of ערובה, not the general name for all deposits and cheques.

The difference

Since 30 September 2026, the law also covers a ערבות from a licensed nonbank provider alongside a bank guarantee, inside the same cap.

Common mistake

Do not confuse ערבות with ערובה, or call a cash deposit a guarantee.

On the label or sign

ערבות אישית: personal guarantee

ערב / ערביםGuarantor

arev / arevim

US English

Guarantor or co-signer

UK English

Guarantor or surety

What it is

A ערב is a person who undertakes liability for the tenant, usually by signing a כתב ערבות. The guarantee may extend to rent, damage, charges and renewals depending on its wording.

The difference

An ordinary ערב under a separate guarantee is generally pursued by court claim, but a ערב who signed a promissory note may face direct enforcement.

Common mistake

Do not treat a ערב signature as a character reference; a ערב takes on direct financial exposure.

On the label or sign

אוטונומית: autonomous

ערבות בנקאיתBank guarantee

arvut banka'it

US English

Bank guarantee or standby guarantee

UK English

Bank guarantee

What it is

In a ערבות בנקאית the bank promises to pay the landlord under the guarantee's terms. A ערבות בנקאית normally costs a fee, may tie up collateral and counts toward the security cap.

The difference

The bank can pay a ערבות בנקאית without deciding the landlord and tenant dispute; a wrongful call is challenged afterward. Rental forms often ask for an אוטונומית, autonomous, guarantee.

Common mistake

Do not call a ערבות בנקאית a certified check or expect the bank to judge the landlord's claim before paying.

פיקדון מזומן / פיקדון כספיCash deposit

pikadon mezuman / pikadon kaspi

US English

Cash security deposit

UK English

Cash deposit or tenancy deposit

What it is

A פיקדון מזומן is money transferred to or held by the landlord as security. A פיקדון מזומן counts toward the security cap, and its return includes any profit earned.

The difference

Israel does not have England's mandatory third-party deposit protection scheme for a פיקדון מזומן.

Common mistake

Do not hand over a פיקדון מזומן without a receipt that states the amount, the holder, the purpose and the return procedure.

שיק בנקאי / צ'ק בנקאיBank cheque

shik banka'i / chek banka'i

US English

Cashier's check

UK English

Banker's draft or bank cheque

What it is

A שיק בנקאי is issued by a bank after setting the funds aside, with a fixed named payee and amount. A שיק בנקאי costs a bank fee and cannot simply be cancelled after issue.

The difference

A שיק בנקאי used as rental security counts toward the cap, unlike an ordinary personal security cheque.

Common mistake

Do not confuse a שיק בנקאי with your own personal שיק ביטחון.

On the label or sign

לביטחון בלבד: for security only
למוטב בלבד: payee only
אינו סחיר: non-negotiable

שיק ביטחון / צ'ק ביטחוןSecurity cheque

shik bitachon / chek bitachon

US English

Security check

UK English

Security cheque

What it is

A שיק ביטחון is an ordinary personal cheque given to secure performance, often undated and marked לביטחון. Some security cheques are made payable to the municipality, the electricity company or the water corporation for unpaid account debts.

The difference

Writing לביטחון בלבד records purpose but has no special effect at the bank. A שיק ביטחון is normally outside the cost cap, but misuse against the contract or law can be challenged.

Common mistake

Do not leave the payee blank or believe "security only" blocks deposit; add למוטב בלבד or אינו סחיר so only the named payee can collect.

שטר חובPromissory note

shtar chov

US English

Promissory note

UK English

Promissory note

What it is

A שטר חוב is a negotiable instrument promising a stated sum, signed by the tenant and sometimes guarantors. A שטר חוב can be filed with the Enforcement and Collection Authority.

The difference

A שטר חוב normally costs nothing to give, so it is outside the cap, but defenses remain available and the face value is not automatically owed after any breach.

Common mistake

Do not treat a שטר חוב as an informal IOU.

מימוש ערובה / חילוט ערבותCalling the security

mimush arubah / chilut arvut

US English

Realizing or calling the security

UK English

Enforcing or calling the security

What it is

מימוש ערובה is using the security: deducting cash, presenting a cheque, calling a guarantee or pursuing a note. A landlord may realize a ערובה only for unpaid rent, a tenant repair not made, unpaid permitted charges or failure to vacate.

The difference

Before מימוש ערובה the landlord must give reasonable advance notice and a chance to cure, and may take only up to the relevant debt.

Common mistake

Do not assume the landlord owns the security or may use it in any disagreement.

On the label or sign

רשות האכיפה והגבייה: Enforcement and Collection Authority
אזהרה: warning notice

הוצאה לפועלEnforcement office

hotza'ah la-po'al

US English

Judgment and instrument enforcement office

UK English

Enforcement office

What it is

הוצאה לפועל is the Enforcement and Collection Authority route for executing cheques and promissory notes. A bounced security cheque or a שטר חוב can lead to a file there.

The difference

A הוצאה לפועל file can open without a prior court judgment, and the debtor may object or raise payment defenses.

Common mistake

Do not ignore an אזהרה notice from הוצאה לפועל because no court judgment is attached.

השבת הערובהReturn of the security

hashavat ha-arubah

US English

Return of security

UK English

Return of security or deposit

What it is

השבת הערובה is the landlord's duty to return the security or its balance, with its fruits. In covered leases the deadline is 60 days after the apartment is returned or the tenant's debts are cleared, whichever is later.

The difference

השבת הערובה does not have to happen on key day.

Common mistake

Do not accept an indefinite hold after all bills are settled; send a written return demand.

Brokerage

On the label or sign

פנקס מתווכים מורשים: register of licensed brokers
רישיון תיווך: brokerage license

מתווך / מתווכתReal-estate broker

metavech / metavechet

US English

Real-estate broker or agent

UK English

Estate agent or letting agent

What it is

A מתווך must hold a valid Israeli brokerage license (רישיון תיווך) to claim a brokerage fee. The Ministry of Justice register can be searched by name or license number.

The difference

A franchise logo, company registration or course certificate is not a personal רישיון תיווך. Brokerage (תיווך) is a separate contract from the lease.

Common mistake

Do not rely on an agency brand; check the individual מתווך in the פנקס מתווכים מורשים.

On the label or sign

כולל מע״מ: VAT included
בתוספת מע״מ: plus VAT

דמי תיווך / עמלת תיווךBroker fee

dmei tivuch / amlat tivuch

US English

Broker fee or commission

UK English

Agency fee or commission

What it is

דמי תיווך is a negotiated fee, separate from rent. The law sets no universal tariff; one month's rent plus VAT is commonly quoted, but only the signed order controls.

The difference

VAT (מע״מ) is 18% as of the research date. כולל מע״מ means VAT included and בתוספת מע״מ means VAT added on top.

Common mistake

Do not treat one month plus VAT as a fixed legal price for דמי תיווך, or miss בתוספת מע״מ on the form.

הזמנה בכתב לביצוע פעולת תיווךWritten brokerage order

hazmanah bi-chtav le-vitzua pe'ulat tivuch

US English

Written brokerage engagement

UK English

Written terms of business

What it is

The הזמנה בכתב is the customer's separate signed brokerage order, often signed before a viewing. The הזמנה בכתב must list identities, transaction type, property, approximate price and the agreed fee with VAT treatment.

The difference

The הזמנה בכתב is not a viewing attendance sheet. Since 9 March 2025, the broker must explain it in language the client understands before signature.

Common mistake

Do not sign a Hebrew הזמנה בכתב without confirming the fee, the VAT and the property list; ask for an explanation first.

גורם יעילEffective cause

gorem ya'il

US English

Procuring or effective cause

UK English

Effective cause

What it is

גורם יעיל means the broker was the effective cause of the lease. A broker needs a license, a compliant written order and to be the גורם יעיל to earn the fee.

The difference

A signed order alone does not create a fee for an apartment you found independently.

Common mistake

Do not assume the first person to mention an address is owed a fee; ask whether the broker was the גורם יעיל.

On the label or sign

בלעדיות: exclusivity

בלעדיות / הסכם בלעדיותExclusive agency

bil'adiyut / heskem bil'adiyut

US English

Exclusive agency

UK English

Sole agency

What it is

בלעדיות is a separate exclusivity commitment with its own signed document, a defined period and agreed marketing actions. The broker must explain the consequences of בלעדיות.

The difference

בלעדיות is different from the ordinary written brokerage order and binds the customer, not only the broker.

Common mistake

Do not miss a בלעדיות clause tucked into the paperwork.

תיווך מטעם המשכירLandlord's broker

tivuch mi-ta'am ha-maskir

US English

Landlord's broker

UK English

Landlord's letting agent

What it is

תיווך מטעם המשכיר is brokerage on behalf of the landlord. In covered leases the landlord cannot pass to the tenant the fee the landlord promised to that broker.

The difference

A tenant can still owe a separately agreed fee if the same broker also contracted in writing with the tenant.

Common mistake

Do not repeat "the landlord always pays" or pay the landlord's own promised fee because the lease says so; check who signed which order.

דמי רצינות / דמי קדימהSeriousness fee

dmei retzinut / dmei kedimah

US English

Advance fee

UK English

Holding or commitment fee

What it is

דמי רצינות is a request for money before a deal, labeled seriousness, registration or advance, separate from the commission.

The difference

Since 9 March 2025, brokers may not collect payments for brokerage services beyond lawful brokerage fees, so דמי רצינות is not standard practice.

Common mistake

Do not pay דמי רצינות before a viewing on the assumption that the fee is normal and refundable.

You say	The lease says	Keep in mind
Security deposit (any kind)	ערובהarubah	Umbrella term for every security
Guarantee	ערבותarvut	Bank, licensed provider or person
Co-signer	ערבarev	Takes on direct financial liability
Cash deposit	פיקדון מזומןpikadon mezuman	Counts toward the cap
Security check	שיק ביטחוןshik bitachon	Can be deposited; fill in the payee
Cashier's check	שיק בנקאיshik banka'i	Bank-issued, counts toward the cap
Broker fee	דמי תיווךdmei tivuch	Only under a signed written order
Wear and tear	בלאי סבירbelai savir	Not the tenant's cost
Break clause	סעיף יציאהse'if yetzi'ah	Exists only if the lease grants it
Sublet	שכירות משנהsechirut mishneh	Needs prior written consent

Mix-Ups to Avoid

The Contract and the People

חוזה שכירות למגוריםResidential lease

What it is

The difference

Common mistake

משכיר / בעל הדירהLandlord

What it is

The difference

Common mistake

שוכר / שוכרתTenant

What it is

The difference

Common mistake

ביחד ולחודJointly and severally

What it is

The difference

Common mistake

הדירה / המושכרLeased premises

What it is

The difference

Common mistake

אופציה / ברירה להארכת תקופת השכירותRenewal option

What it is

The difference

Common mistake

שכירות בלתי מוגנתUnprotected tenancy

What it is

The difference

Common mistake

דייר מוגן / דמי מפתחProtected tenant, key money

What it is

The difference

Common mistake

פרוטוקול מצב הדירהMove-in condition report

What it is

The difference

Common mistake

בלאי סבירOrdinary wear and tear

What it is

The difference

Common mistake

ליקוי / תיקון דחוףDefect and urgent repair

What it is

The difference

Common mistake

ביטול חד-צדדי / סעיף יציאהBreak clause

What it is

The difference

Common mistake

שכירות משנה / סאבלטSublet

What it is

The difference

Common mistake

מסירת חזקה / פינויHandover and vacating

What it is

The difference

Common mistake

Rent and Charges

דמי שכירותRent

What it is

The difference

Common mistake

צ'קים דחויים לדמי שכירותPost-dated rent checks

What it is

The difference

Common mistake

תשלומים שוטפיםRecurring occupancy charges

What it is

The difference

Common mistake

צמוד למדדIndex-linked rent

What it is

The difference

Common mistake

Securities and Guarantors

ערובהSecurity (umbrella term)

What it is

The difference

Common mistake