Long live the little correction: on the differences between Tam"A. 38 ltm"A 38 2

Long live the little correction: on the differences between Tam"A. 38 ltm"A 38 2

Urban renewal is one of the best and most sought after solutions in the realm of real estate"N. Beyond providing a solution to real distress, it is also good news for the old and old neighborhoods in the various cities. The process of urban renewal has two different plans, and it is time to get to know each of them, and stand on the differences

Long live the little correction: on the differences between Tam"A. 38 ltm"A 38 2
Photo credit: Shutterstock

Zeev Nachmanson

National outline plans, or as we already know them as Tamm"A., no longer produce an earthquake in the real estate market"Estate, but the main reason for their formation is earthquakes. And it is important not to make a mistake, Israel’s location on the Syrian-African rift is a weakness of the country, and in the past, we have already experienced severe earthquakes that claimed many victims.

In 1927, less than a hundred years ago, 285 people were killed in such an earthquake. Although, since the construction has improved miraculously, even today, there are a lot of very old buildings in the country, over 50 years old, and beyond that they are not safe – they are also not built to today’s required standards. First, in today’s reality requires the installation of MM"D. In any apartment, which is also supposed to protect the occupants of the house from earthquakes, and also from missile attacks, which as time goes on leave us less and less time to run to shelters. In addition, there is a critical need to strengthen and rehabilitate the buildings themselves. In order to address this problem, and on the way to finding another solution to the housing crisis, the master plan, Tam"A. 38, and shortly thereafter Tam"A 38 2 , Or as it is called "Construction clearance" But before we get to that, let’s start with an explanation of the original plan.

Apartments above and beyond

In general, the idea of ​​†‹вЂ‹ a plan program"A 38 is simple: a contractor, or real estate developer"Estate, agrees with apartment owners in an old building on a complete renovation of the building, from the foundations, through the retaining walls, infrastructure and facade. In addition, it is renovating and upgrading every apartment in the building and adapting it to the latest living standard. The same developer also bears full ownership of the construction and renovation, and moreover – if during the renovation period the tenants are forced to settle in alternative housing – he must also finance it. These are very high costs, but the return should be higher: during the renovation of the building, the developer adds 2 floors to the building and builds additional apartments. These are usually four apartments but sometimes it is also more. These apartments are transferred to the full ownership of the developer, and he may sell them, rent them out to other tenants and in some cases even live in one of the apartments.

On the face of it, a WIN WIN situation has arisen: the owners of the old apartments receive a renovated, upgraded and normal apartment, the developer receives a very appropriate reward, the municipality receives the grief of the old neighborhoods in the city through entry "New blood" And young families, and the state is getting more housing units that reduce, albeit very slightly, the real estate crisis"N.

But in practice this is not a simple procedure, in Israel as in Israel, the bureaucracy dominates. Legal matters, approvals and agreements bring about the approval process"A. To procrastination that can drag on for two years or even three years. If we add to this the renovation period which also lasts between one and a half and two years, we get a 4-year project.

On the bureaucratic side, a lot "Entrepreneurs" Who try to take advantage of opportunities have jumped on the bandwagon and are offering things that have nothing behind them, without any financial backing and professional knowledge. At the same time, there is fierce competition for the hearts of apartment owners, and the master plans each developer offers include other things, with different raw materials and different work levels. As a rule, a developer in the Tam project"A. 38 is supposed to give tenants a renovated apartment in a fortified building. Mm"D. In another room, balcony and parking. In addition, the developer is supposed to take care of the building yard, lobby, trash room and elevator. The ability of the game in this offer is great and very difficult to monitor. On the other hand, the building’s occupants also like to bargain and demand more, and sometimes (or always, in practice) There is a disagreement between them, Which leads to a delay in the process, which can be started only after signing and full agreement of all apartment owners.

Long live the little correction: on the differences between Tam"A. 38 ltm"A 38 2
Photo credit: Shutterstock

From resurrection to destruction and again to resurrection

What happens if a building is in a situation that is too complex or too dangerous to strengthen and renovate? When the Ministry of Housing and Construction encountered quite a few such buildings, an alternative need arose for the Tam plan"A. 38, and so in fact, six years after the original plan – Tam was born"A 38-2. Construction evacuation is essentially very similar to the TAM process"A. The original, and also where all costs are borne by the developer. In contrast, the new plan includes the demolition of the building to the foundation and the construction of a completely different building in its place. Therefore, it is first and foremost a significantly longer work process than TAM"A. 38, and secondly the architectural plane receives additional emphasis as this time full planning of the new building is required. Many tenants as well as developers in these projects prefer to move forward in the construction eviction process as they have more work and creative space, and in addition, they are getting completely new infrastructure. However, the local planning committees and in some cases also the national ones express opposition to evacuating construction, because the long working time and complexity of the process produce loads and harm to the standard of living of the other residents in the neighborhood.

Bottom line, in both cases without exception, working with a professional entrepreneur who has experience with several urban renewal projects that have already succeeded and moved to the population stage – is a critical consideration for the success of the project. The more focused and professional the tenants’ dealings with the developer, the more everyone will benefit from the project and be satisfied.

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