Here’s an in-depth guide to renting an apartment in Israel without guarantors, including detailed strategies, practical alternatives, and ways to build landlord trust.

1. Understanding the Guarantor Requirement in Israel

Why Landlords Request Guarantors

• In Israel, the rental market is highly competitive, and many landlords seek guarantors as a form of security. Guarantors serve as a backup in case tenants default on rent or damage the property.

• Guarantors are usually Israeli citizens (often family members) who agree to take financial responsibility if the tenant cannot fulfill their obligations. For many new immigrants, however, finding a local guarantor can be a significant obstacle.

Legal Context of Guarantors

• The Israeli rental agreement (Heskem Haschirut) typically specifies guarantors and the extent of their financial responsibility. Without guarantors, landlords may perceive a higher risk, especially if the tenant is new to the country or has a short rental history.

2. Building Landlord Trust Without Guarantors

Offer an Increased Security Deposit

• While Israeli law generally limits security deposits to three months’ rent, offering the maximum permitted amount can demonstrate financial reliability.

• Some landlords may request a deposit higher than three months if no guarantor is available. This can be negotiated, but get any agreements in writing, ensuring that it complies with Israeli rental law and that the full deposit amount will be returned if there’s no breach of contract.

Pay Several Months’ Rent Upfront

• Proposing to pay three to six months of rent in advance can give landlords peace of mind. This may be especially effective with private landlords or smaller property owners, who often prefer immediate financial security.

• Make sure that the contract clearly specifies how the advance rent will be applied over the rental period. Avoid paying the full year upfront unless you’re confident in the landlord’s reputation and reliability.

Provide Financial Proof and Stability Indicators

• Present detailed documentation, including bank statements, payslips, or a letter from your employer showing consistent income. For freelancers or self-employed individuals, a letter from an accountant confirming monthly income can help.

• If you’re employed, secure a letter from your employer (in Hebrew, if possible) that confirms your job stability and monthly income. This documentation demonstrates financial capability, reassuring the landlord.

Use References from Previous Landlords or Employers

• Even if your prior rentals were outside of Israel, references from previous landlords or employers add credibility. Highlight your timely rent payment history, property care, and lease fulfillment.

• Ensure references are in Hebrew or translated if they’re in another language, so landlords can easily understand them.

3. Alternative Financial and Rental Support Options

Third-Party Co-Signer or Rental Insurance Services

• Some Israeli companies offer co-signer or rental guarantee services. For a fee, these companies provide financial guarantees to landlords, effectively replacing the need for a personal guarantor.

• Rental Guarantee Companies: Services like Porat Group offer rental guarantees, acting as the financial guarantor for tenants who don’t have one. The company charges a fee (usually a percentage of the monthly rent or a one-time fee) for this service, and they issue a formal letter of guarantee to the landlord.

• Rental Insurance Services: Insurance companies such as Migdal also provide rental insurance that can replace the need for a guarantor. This insurance typically covers the landlord’s losses if the tenant defaults, but you will pay a monthly or annual premium.

Bank Guarantee (Eravut Bankait)

• A bank guarantee involves securing funds in your bank, which the bank “freezes” as collateral in case of rental default. If necessary, the landlord can access these funds, giving them financial security similar to a guarantor.

• Setting up a bank guarantee involves arranging the sum with your bank, and it requires a healthy bank balance, as you’ll need to keep a certain amount “on hold” for the duration of the lease. The downside is that this reduces your available funds for other expenses, but it can be a workable option if you have sufficient savings.

Alternative Deposit Options

• Some landlords may agree to a conditional promissory note or a post-dated check covering a few months of rent. This works like a deposit and can be cashed by the landlord if needed. It may serve as a form of “assurance” without the formality of a guarantor.

• Post-Dated Checks: In Israel, many landlords accept checks dated for the beginning of each month rather than automatic bank transfers. Offering several post-dated checks upfront may also replace the need for a guarantor, as it shows commitment to future payments.

4. Rental Alternatives and Flexibility Options

Look for Direct Rentals from Private Landlords

• Private landlords are often more flexible with requirements than property management companies. Many private rentals don’t strictly require guarantors, especially if the tenant demonstrates financial responsibility.

• You can find these rentals on local listings platforms like Yad2, Homeless, or in Facebook groups for housing in Israel. Landlords posting directly in these groups or on these platforms may be more open to negotiating terms without guarantors.

Long-Term Hotel and Furnished Apartment Rentals

• Furnished rentals and long-term hotel-style apartments may not require guarantors or large deposits. These rentals are often month-to-month or on short-term leases, catering to new immigrants, tourists, and those in transition.

• While these options tend to be more expensive, they offer a temporary solution while you establish yourself and build a rental history in Israel.

5. Special Assistance for Olim (New Immigrants)

Support from Nefesh B’Nefesh (NBN)

• Nefesh B'Nefesh, an organization supporting Aliyah, provides resources and counseling for new immigrants, including referrals to landlords or property agents experienced in working with Olim.

• They also offer financial guidance for housing expenses, and in some cases, they may know landlords who are willing to waive guarantor requirements for new immigrants, particularly if they’re aware of NBN’s support.

Israel’s Ministry of Aliyah and Integration

• The Ministry offers rental subsidies for new immigrants and financial assistance to help with upfront rental costs. This support can be used for deposits or higher monthly rent in lieu of needing guarantors.

• Contacting the Ministry directly or through an absorption counselor can give you access to local resources, potential grants, and detailed information on rental laws.

Olim-Specific Rental Networks

• Facebook groups and online communities specifically for Olim often feature landlords familiar with new immigrants and may be open to flexible arrangements. Search for groups like “Olim Apartments in Tel Aviv” or “Jerusalem Rentals for Olim” where landlords frequently post available apartments.

6. Final Tips for Negotiating a Lease Without Guarantors

Be Transparent and Honest with the Landlord

• Approach the landlord with transparency about your situation, especially if you’re a new immigrant without a local network. Many landlords appreciate honesty and are willing to work with tenants who are upfront about their needs and intentions.

• Share your long-term intentions if you plan to stay for an extended period, as landlords value stable tenants who won’t move out after a short lease.

Seek Legal Help if Needed

• If you’re negotiating terms that replace guarantors, such as increased deposits, bank guarantees, or alternative security measures, consider consulting a rental lawyer or an Aliyah advisor.

• This can help ensure that your rental agreement is legally sound and that your rights are protected in case of any misunderstandings.

Summary: Comprehensive Strategies to Rent Without Guarantors in Israel

1. Security Deposits and Advance Rent: Offer the maximum allowable deposit or pay several months upfront to assure landlords of your reliability.

2. Alternative Financial Solutions: Use bank guarantees or third-party guarantor services if personal guarantors aren’t available.

3. Leverage Financial Proof: Provide extensive documentation showing stable income and employment, and consider adding reference letters.

4. Private Landlord and Olim-Friendly Options: Seek rentals from private landlords and use Olim support groups or networks, as these may be more flexible.

5. Leverage Olim Support Programs: Nefesh B'Nefesh and the Ministry of Aliyah and Integration provide support and resources specifically for new immigrants.

By using these strategies and working with available resources, you can increase your chances of finding a rental in Israel without the need for guarantors.