Question 1

What can a landlord do when a tenant stops paying rent?

Accepted Answer

A landlord whose tenant has stopped paying rent has several remedies: (1) use the security deposit or bank guarantee to cover the arrears; (2) apply to the court or enforcement office for a judgment and execution order; (3) commence eviction proceedings in the Magistrates Court; or (4) apply for an expedited eviction order under the Rental and Borrowing Law. Adv. Elmaliach advises on the fastest and most cost-effective route for each situation.

Question 2

How quickly can a landlord evict a non-paying tenant?

Accepted Answer

An eviction application in the Magistrates Court is typically scheduled within 2–4 months, though an expedited process is available in some cases. Under the Rental and Borrowing Law, a landlord may be able to obtain a faster order where the tenant has materially breached the agreement. The security deposit or guarantee should be enforced in parallel while eviction proceedings are underway.

Question 3

What is the purpose of the security deposit and bank guarantee?

Accepted Answer

The security deposit (pikadon) and bank guarantee (aravut bankait) are the landlord's primary protection against unpaid rent. A bank guarantee can be called in without requiring a court order — the landlord simply presents it to the bank. A cash deposit can be used to offset arrears after giving the tenant written notice. Proper documentation is essential.

Question 4

Can a landlord deduct unpaid rent from the security deposit?

Accepted Answer

Yes — a landlord can apply the security deposit to unpaid rent, provided proper notice is given to the tenant and the deduction is documented. If the full deposit does not cover the arrears, the balance can be pursued through the enforcement office or court.

Question 5

Can a landlord change the locks to remove a non-paying tenant?

Accepted Answer

No. Self-help eviction — changing locks, removing property, or cutting off utilities — is illegal in Israel regardless of how long the tenant has been in arrears. Any eviction must go through the courts. Landlords who take self-help action face criminal and civil liability.

Question 6

What happens if the tenant has no assets to pay the judgment?

Accepted Answer

If the court awards a judgment for unpaid rent but the tenant has no assets, the landlord can apply to have the tenant declared insolvent (bankruptcy/psh'itatregvel). However, in practice, landlords focus on eviction first — ending the lease and reletting the property — rather than pursuing an insolvent tenant for arrears.

Unpaid Rent — Landlord Rights & Remedies

Options When a Tenant Does Not Pay

Frequently Asked Questions

Tenant Not Paying Rent?