Engineering Inspection

Picture this: You’ve found your dream apartment. The price is right, the location is perfect, the kitchen gleams, and the seller has assured you that everything is in excellent condition. You’re ready to sign the contract and hand over your life savings.

Then, three months after moving in, you notice water stains spreading across the ceiling. The contractor you call to investigate delivers the bad news: major plumbing issues throughout the building, extensive water damage behind the walls, and a repair bill of 150,000 shekels. The seller, of course, claims they had no idea.

This nightmare scenario happens more often than you’d think. And it’s almost entirely preventable with one crucial step that too many Israeli home buyers skip: a thorough engineering inspection before purchase.

Today, I’m going to walk you through everything you need to know about engineering inspections for pre-owned homes in Israel—what they are, why they’re non-negotiable, what inspectors actually look for, how to choose the right professional, and how to use the inspection results to protect yourself and negotiate effectively.

This isn’t optional. This is your safety net. Let’s make sure you use it.

WHY ISRAELI BUYERS OFTEN SKIP INSPECTIONS (AND WHY YOU SHOULDN’T)

Let me start by acknowledging a frustrating reality: engineering inspections aren’t as standard in Israel as they are in some other countries. Many Israeli buyers skip them entirely. Why?

The Cultural Factor

There’s a certain Israeli mentality of “yihiyeh beseder” (it’ll be fine) that sometimes works against careful due diligence. People trust sellers, trust their own eyes, or simply don’t want to “make a fuss” or slow down the transaction.

The Fast-Moving Market

Israeli real estate moves quickly. Properties can sell within days. Buyers fear that taking time for an inspection means losing the property to someone who’ll move faster. Sellers sometimes resist inspections, claiming they slow the process or signal distrust.

The Cost

A thorough engineering inspection costs 2,500-5,000 shekels, sometimes more for larger properties or buildings. When you’re already stretching to afford the property, another few thousand shekels feels like an unnecessary expense.

Lack of Awareness

Many first-time buyers simply don’t know that engineering inspections exist or how valuable they are. Their parents might not have done inspections, so they don’t think to do one either.

Seller Resistance

Some sellers actively discourage inspections, saying “I’ve lived here for 20 years, I know there are no problems” or “Other buyers are ready to buy without an inspection.”

Here’s why all of these reasons for skipping inspections are terrible:

The 3,000 shekel inspection fee could reveal 200,000 shekels in hidden problems. That’s a return on investment of 6,000%. Where else can you get that?

The “fast-moving market” argument is a pressure tactic. Good properties withstand an inspection clause. If a seller won’t agree to a brief inspection period, that’s a red flag in itself.

The cultural trust is misplaced. Sellers either don’t know about problems (genuinely unaware) or won’t disclose them (motivated to hide issues). Either way, you need independent verification.

Let me give you a real scenario:

Amit and Tali were buying a beautiful apartment in an older building in Tel Aviv. The asking price was 2.8 million shekels. The apartment had been recently renovated and looked perfect. The seller was a lovely older woman who’d lived there for 30 years.

Their real estate agent said an inspection wasn’t necessary because “everything is obviously fine, and you’ll lose the deal if you delay.”

Against this advice, they hired an engineer. Cost: 3,500 shekels.

The engineer’s findings:

Severe structural cracks indicating foundation settlement
Compromised balcony requiring immediate safety repairs
Illegal plumbing modifications that violated building codes
Electrical system that didn’t meet current safety standards
Evidence of previous water damage that had been cosmetically covered

Estimated repair cost: 280,000 shekels, including some work requiring building-wide cooperation.

The deal: They renegotiated the price down by 200,000 shekels, the seller agreed to certain repairs before closing, and they structured the deal to protect themselves from the building-wide issues.

Without the inspection: They would have overpaid by 200,000 shekels and faced massive unexpected repair bills and potential safety issues.

That 3,500 shekel inspection saved them at least 400,000 shekels when you count both the price reduction and avoided costs.

Never skip the engineering inspection. Never.

WHAT IS AN ENGINEERING INSPECTION?

An engineering inspection (bodek or mevahen in Hebrew) is a comprehensive technical evaluation of a property’s physical condition and structural integrity, conducted by a licensed civil or structural engineer.

It’s Not:

A simple visual walk-through (though that’s part of it)
A code compliance audit (though code issues get noted)
A guarantee that nothing will ever go wrong
An interior design consultation

It Is:

A systematic evaluation of structural elements, building systems, and safety features
Professional identification of existing problems and potential future issues
Documentation of the property’s physical condition
A risk assessment tool for buyers
Negotiating leverage based on factual findings

The Inspection Process:

A thorough inspection takes 2-4 hours for an apartment, longer for a house. The engineer:

Reviews available documentation:

Building plans (if available)
Previous renovation permits
Building maintenance records
Previous inspection reports (if any)

Conducts systematic physical inspection:

Structural elements (foundation, walls, beams, columns)
Building envelope (roof, exterior walls, windows, doors)
Balconies and external structures
Basement/common areas
All accessible systems (plumbing, electrical, HVAC)
Interior conditions

Tests and measures:

Moisture meters for detecting hidden water
Crack width measurements
Level checks for floors and walls
Electrical testing (if qualified)
Water pressure testing

Produces detailed written report:

Findings organized by severity
Photos documenting issues
Estimated repair costs (sometimes)
Recommendations for action
Professional opinion on overall condition

What the Inspector Can Access:

The inspector has a right to access and inspect:

The entire unit you’re buying
Building common areas (stairwells, basement, roof)
External building envelope
Utility rooms and systems serving your unit

The inspector cannot forcibly enter neighboring units but may request access if necessary to evaluate shared systems or structural issues.

WHAT INSPECTORS ACTUALLY LOOK FOR

Let’s break down the specific areas an engineering inspector evaluates and what they’re looking for in each.

1. STRUCTURAL INTEGRITY

This is the most critical category—issues here affect safety and can be enormously expensive to fix.

Foundation and Load-Bearing Walls:

Cracks (size, pattern, location, direction)
Settlement or shifting
Moisture intrusion
Deterioration of concrete or masonry
Evidence of previous repairs

What they’re assessing: Is the building structurally sound? Are there signs of ongoing settlement, structural movement, or compromise to load-bearing elements?

Red flags:

Wide cracks (>3mm) or cracks that are widening
Diagonal cracks at 45-degree angles (shear cracks indicating serious stress)
Cracks at joints between walls
Horizontal cracks in concrete (serious structural concern)
Vertical misalignment of bricks or blocks
Bowing or bulging walls

Columns and Beams:

Cracks in reinforced concrete
Exposed or corroded rebar (steel reinforcement)
Spalling concrete (flaking or chipping)
Signs of overload or stress

What they’re assessing: Are the building’s primary structural elements intact and functioning properly?

Red flags:

Exposed, rusted rebar
Concrete deterioration around structural elements
Evidence of modifications to structural elements
Signs of bearing capacity issues

Floors and Ceilings:

Levelness and flatness
Sagging or deflection
Cracks or damage
Water stains

What they’re assessing: Are floors structurally sound? Is there damage from above or below?

Red flags:

Sagging floors (indicates potential beam or joist failure)
Springy or bouncy floors
Significant unlevelness (more than a few centimeters over distance)
Active water staining on ceilings

2. BALCONIES (CRITICAL IN ISRAEL)

Balconies are a huge safety concern in Israel. There have been tragic balcony collapses, leading to increased scrutiny and regulations.

What inspectors examine:

Connection to building structure
Structural integrity of balcony slab
Railings (height, stability, spacing)
Drainage
Cracks or deterioration
Exposed rebar or concrete spalling
Previous repairs or modifications

What they’re assessing: Is this balcony safe for use? Does it meet safety standards? What’s its remaining lifespan?

Red flags:

Any compromise to the structural connection
Significant cracking of the balcony slab
Sagging or tilting balconies
Corroded or deteriorated railings
Inadequate railing height (<1 meter)
Water pooling (indicates drainage issues leading to deterioration)
Exposed, rusted rebar

Critical note: Balcony issues are non-negotiable safety concerns. If an inspector finds serious balcony problems, you either need them fixed before purchase, significant price reduction to fix them yourself, or you should walk away.

3. BUILDING ENVELOPE (WATER PROTECTION)

Water is the enemy of buildings, and Israel’s wet winters plus high humidity near the coast make water intrusion a major issue.

Roof (if accessible or if you’re top floor):

Membrane or tile condition
Drainage systems
Flashing around penetrations
Signs of leaks or water damage
Previous repairs

Exterior Walls:

Cracks allowing water entry
Deterioration of exterior finish
Sealing around windows and doors
Evidence of water intrusion

Windows and Doors:

Sealing and weatherproofing
Frame condition
Glass condition (cracks, broken seals)
Proper operation
Water damage around frames

What they’re assessing: Is the building’s envelope keeping water out, or are there vulnerabilities that will lead to water damage?

Red flags:

Active leaks or signs of recent water entry
Extensive previous water damage
Failed waterproofing
Cracked or missing roof membranes
Deteriorated sealing around openings

4. MOISTURE AND WATER DAMAGE

Inspectors use moisture meters and visual inspection to detect water problems:

Signs they look for:

Water stains on ceilings, walls, floors
Peeling paint or wallpaper
Mold or mildew
Musty odors
Warped wood or swollen materials
Efflorescence (white mineral deposits from water evaporation)
Moisture meter readings above normal

Common sources:

Roof leaks
Plumbing leaks
Exterior water penetration
Condensation from poor ventilation
Rising damp from ground

What they’re assessing: Where is water entering? How extensive is the damage? What’s the source?

Red flags:

Active leaks
Extensive mold growth (health and structural concern)
Consistent high moisture readings
Rotted wood or deteriorated materials
Evidence of long-term water issues

5. PLUMBING SYSTEMS

What inspectors examine:

Visible pipe condition and materials
Signs of leaks (current or past)
Water pressure
Drainage function
Water heater age and condition
Visible plumbing modifications

What they’re assessing: Is the plumbing functional and properly installed? What’s its remaining lifespan?

Red flags:

Old galvanized pipes (prone to corrosion and failure)
Evidence of multiple leaks or repairs
Very low water pressure (indicates pipe blockage or corrosion)
Illegal or improper plumbing modifications
Very old water heater (dood) nearing end of life
Signs of sewage backup

Note: Full plumbing inspection requires specialized plumbing inspection (often done in addition to engineering inspection for older buildings).

6. ELECTRICAL SYSTEMS

What inspectors examine:

Electrical panel condition and capacity
Visible wiring condition
Grounding systems
Safety devices (breakers, GFCI where needed)
Evidence of modifications or amateur work

What they’re assessing: Is the electrical system safe and adequate for modern needs?

Red flags:

Aluminum wiring (fire hazard)
Cloth-insulated wiring (very old, dangerous)
Overloaded circuits
Amateur modifications
No proper grounding
Undersized panel for building needs
Frequent breaker trips or electrical issues

Note: Like plumbing, comprehensive electrical evaluation may require specialized electrician in addition to general engineering inspection.

7. COMMON AREA AND BUILDING SYSTEMS

Inspectors evaluate:

Stairwell condition and safety
Elevator (if applicable) – age, condition, maintenance
Basement condition, moisture issues
Common plumbing and electrical
Building entrance and security features
Overall building maintenance level

What they’re assessing: Is the building well-maintained? Are there building-wide issues that will affect you?

Red flags:

Poorly maintained common areas (indicates dysfunctional va’ad bayit)
Serious structural issues in common areas
Very old elevator with maintenance issues
Evidence of building-wide water or structural problems

8. PREVIOUS RENOVATIONS AND MODIFICATIONS

Inspectors look at:

Whether renovations were done with proper permits
Quality of renovation work
Any modifications to structural elements
Compliance with building codes

What they’re assessing: Were renovations done properly and legally?

Red flags:

Major renovations without permits
Removal or modification of structural walls
Poor quality workmanship
Electrical or plumbing work not to code
Balcony enclosures without permits

THE INSPECTION REPORT: UNDERSTANDING SEVERITY LEVELS

A good inspection report categorizes findings by severity, helping you prioritize and make decisions.

Severity Level 1: Critical/Urgent Issues

These require immediate attention and significantly affect safety, structure, or habitability:

Structural compromise or failure
Dangerous balcony conditions
Active water leaks causing ongoing damage
Serious electrical hazards
Major safety code violations

Action required: These are deal-breakers unless addressed before closing, or you receive major price reduction to fix immediately.

Severity Level 2: Significant Issues

These are serious problems that don’t require immediate action but will need attention in the near-to-medium term:

Minor structural issues requiring monitoring or repair
Aging systems nearing end of life (plumbing, electrical, HVAC)
Significant water damage requiring remediation
Building envelope issues requiring repair
Code violations that aren’t immediately dangerous

Action required: Negotiate repair or price reduction. Budget for repairs within 1-3 years.

Severity Level 3: Moderate Issues

These are problems that affect function or aesthetics but aren’t urgent:

Minor plumbing or electrical issues
Cosmetic damage
Deferred maintenance items
Minor moisture issues
Aging but functional systems

Action required: These are negotiating points for small price reductions or seller repairs. Budget for eventual updates.

Severity Level 4: Minor Issues/Observations

These are notes about condition, things to monitor, or minor maintenance items:

Normal wear and tear
Minor cosmetic issues
Recommendations for future monitoring
General observations about building age and condition

Action required: Awareness and basic maintenance planning.

A Real Inspection Report Example:

Property: 90 sqm apartment in Haifa, 35-year-old building

Level 1 (Critical):

Balcony showing signs of structural distress with significant cracking and exposed rebar
Estimated immediate repair cost: 80,000 shekels
Recommendation: Must be repaired before occupancy or walk away

Level 2 (Significant):

Evidence of previous water damage in bathroom and kitchen walls
Plumbing pipes are galvanized steel, 35+ years old, showing corrosion
Electrical panel undersized for modern loads
Estimated repair cost: 120,000 shekels
Recommendation: Negotiate price reduction or schedule repairs within 1 year

Level 3 (Moderate):

Water heater (dood) is 20 years old, nearing replacement age
Some windows showing seal failures
Minor cracks in interior walls (non-structural)
Estimated costs: 25,000 shekels
Recommendation: Budget for these repairs within 2-3 years

Level 4 (Minor):

General age-appropriate wear and tear
Some cosmetic issues from normal use
Recommendations for regular maintenance
Recommendation: Normal ownership maintenance

Total issue valuation: 225,000 shekels

Buyer action: Negotiated 150,000 shekel price reduction, seller agreed to fix balcony before closing, buyer will handle other items after purchase.

Without the inspection, the buyer would have paid full price and discovered all these expensive problems after moving in.

CHOOSING THE RIGHT INSPECTOR

Not all engineering inspectors are equal. Here’s how to find a good one:

Essential Qualifications:

Licensed Engineer:

Must be a licensed civil or structural engineer
Registered with the Engineers and Architects Union (Lishkat HaMehandessim VeHaadrichalim)
Professional liability insurance
Several years of experience specifically in residential building inspection

Specialization:

Experience with the type and age of building you’re buying
Knowledge of local building codes and standards
Familiarity with common issues in Israeli construction from different eras
Understanding of regional issues (coastal humidity, earthquake zones, etc.)

Finding Inspectors:

Sources:

Referrals from lawyers or real estate advisors
Engineers Union website
Recommendations from friends who’ve recently bought
Online reviews and ratings
Mortgage advisors often have contacts

Red flags to avoid:

Engineers recommended by the seller or their agent (conflict of interest)
Inspectors who do the inspection in 30 minutes (inadequate)
Inspectors who won’t provide detailed written reports
Very cheap services (you get what you pay for)
No professional credentials or insurance

Interview Questions Before Hiring:

“How long have you been doing residential inspections?”
(Want: Several years minimum)

“What are your professional credentials?”
(Want: Licensed engineer, union registration, insurance)

“How long does your inspection take?”
(Want: 2-4 hours for an apartment, more for a house)

“What’s included in your written report?”
(Want: Comprehensive findings, photos, severity ratings, cost estimates)

“Do you carry professional liability insurance?”
(Want: Yes, and ask for proof)

“Have you inspected properties in this neighborhood/building type before?”
(Want: Yes, familiarity with local issues)

“Can you provide references from recent clients?”
(Want: Yes, and actually call them)

“What’s your fee structure?”
(Want: Clear, fixed fee based on property size and complexity)

Cost Guidelines:

Basic apartment inspection: 2,500-3,500 shekels
Larger apartment or complex property: 3,500-5,000 shekels
House with land: 5,000-8,000 shekels
Specialized additional testing (if needed): Additional costs

Never choose based solely on price. The cheapest inspector might miss the 200,000 shekel problem that a thorough inspector would catch.

THE INSPECTION DAY: BEING THERE AND ASKING QUESTIONS

You should absolutely be present for the inspection. Here’s how to make the most of it:

Your Role During Inspection:

Ask questions:
“What are you checking here?”
“Is this normal for a building this age?”
“How serious is this issue?”
“What would it cost to fix this?”
“Have you seen this problem before?”

Take notes and photos:
Document what the inspector shows you
Photos help you remember issues later
Note inspector’s comments in real-time

Don’t interfere:
Let the inspector work systematically
Don’t rush or pressure them
Don’t try to show them things in the order you want

Learn about your potential home:
This is your opportunity to understand the property deeply
Ask about maintenance needs, system lifespans, preventive measures
Understand what you’re taking on

What to Observe:

The inspector’s thoroughness:
Are they spending adequate time?
Using proper tools and equipment?
Accessing all areas including difficult spots?
Taking comprehensive notes and photos?

The seller’s behavior:
Are they cooperative or defensive?
Do they seem surprised by findings (genuine) or not surprised (knew about issues)?
Are they making excuses for problems?

The building/neighbors:
What do common areas tell you about building management?
Are neighbors around who you could talk to?
What’s the general condition and maintenance level?

Red Flags During Inspection Day:

Inspector rushes through in under 90 minutes
Inspector doesn’t access key areas (roof, basement, etc.)
Inspector discourages questions or seems defensive
Seller tries to limit inspector’s access
Seller makes excuses for every issue discovered
Inspector finds numerous serious issues (consider if this property is worth the trouble)

AFTER THE INSPECTION: USING THE REPORT STRATEGICALLY

You receive the written report. Now what?

Step 1: Review Carefully

Read the entire report, not just the summary
Look at all photos and understand what they show
Classify issues by severity
Calculate total repair costs (inspector may provide estimates, or you get contractor quotes)

Step 2: Decide on Critical Issues

Are there any Level 1 (critical) issues?

If yes: These are potential deal-breakers
Options: Seller fixes before closing, massive price reduction, or walk away

Step 3: Calculate Fair Adjustments

Add up repair costs for significant issues
This becomes your negotiation basis
Don’t necessarily expect dollar-for-dollar reduction, but issues should be addressed

Step 4: Develop Negotiation Strategy

Option A: Request seller make repairs before closing

Pros: Issues resolved before you take ownership
Cons: Takes time, you need to verify quality of repairs
Best for: Critical safety issues, structural problems

Option B: Request price reduction

Pros: You control repairs and contractors, faster closing
Cons: You have to manage the work after moving in
Best for: Most moderate issues, renovation projects

Option C: Split the cost

Seller handles some items, price reduction for others
Common compromise solution

Option D: Walk away

If issues are too severe or numerous
If seller refuses to negotiate reasonably
If total repair costs make the deal uneconomical

Step 5: Negotiate

Present findings professionally:
“The engineering inspection revealed several significant issues that affect the property value. Here’s the detailed report. Based on these findings, we need to adjust our offer.”

Be specific:
“The balcony requires 80,000 shekels in immediate safety repairs. The plumbing system needs replacement at a cost of 100,000 shekels. We’re requesting a 150,000 shekel reduction to address these issues, or that you complete the balcony repair before closing.”

Be prepared to compromise:
Seller might meet you halfway
You might need to adjust your expectations
Focus on the most critical issues

Step 6: Document Everything

If seller agrees to make repairs:

Get detailed written agreement on scope of work
Include timeline and completion deadline
Require licensed contractors and permits where necessary
Require follow-up inspection to verify work quality
Hold back portion of payment until repairs verified

If negotiating price reduction:

Update purchase agreement with new price
Document that reduction is based on inspection findings
Get seller’s written acknowledgment of issues (protects you legally)

Real Negotiation Scenario:

Sarah found an apartment listed at 2.2 million shekels. Inspection revealed:

Level 1: Dangerous electrical panel (20,000 shekel fix)
Level 2: Extensive hidden water damage (80,000 shekel remediation)
Level 2: Aging plumbing throughout (70,000 shekel replacement)
Level 3: Various moderate issues (30,000 shekels)

Total issues: 200,000 shekels

Sarah’s approach:

Requested seller fix electrical panel immediately (safety issue)
Requested 120,000 shekel price reduction for water damage and plumbing
Accepted the Level 3 issues as part of buying an older property

Seller’s response:

Agreed to fix electrical panel before closing
Offered 90,000 shekel price reduction
Would not go higher

Sarah’s decision:

Accepted the compromise
Final price: 2.11 million shekels
Seller fixes electrical, Sarah handles other issues after closing
Sarah saved 90,000 shekels and got a critical safety issue resolved

Without the inspection, she would have paid 2.2 million and discovered these problems only after moving in, costing her 200,000+ shekels.

SPECIALIZED INSPECTIONS: WHEN YOU NEED MORE

Sometimes the engineering inspection reveals issues that require specialized follow-up:

Plumbing Inspection:
When: Older buildings, evidence of plumbing problems, low water pressure
Cost: 1,500-3,000 shekels
Includes: Camera inspection of pipes, pressure testing, comprehensive evaluation

Electrical Inspection:
When: Very old systems, evidence of electrical issues, major renovations
Cost: 1,500-2,500 shekels
Includes: Complete system testing, code compliance check, load analysis

Mold and Air Quality Testing:
When: Evidence of mold, moisture issues, health concerns
Cost: 2,000-4,000 shekels
Includes: Air sampling, surface testing, identification of mold types

Structural Engineering Analysis:
When: Serious structural concerns found in general inspection
Cost: 5,000-15,000 shekels
Includes: Detailed structural analysis, calculations, repair design

Pest Inspection:
When: Evidence of termites or other pests
Cost: 1,000-2,000 shekels
Includes: Comprehensive pest evaluation, treatment recommendations

Geotechnical Assessment:
When: Foundation concerns, slope stability issues, unusual ground conditions
Cost: 10,000-25,000 shekels
Includes: Soil analysis, foundation evaluation, remediation recommendations

Don’t skimp on specialized inspections when the general inspection suggests they’re needed. The few thousand shekels investment could reveal issues worth hundreds of thousands.

COMMON INSPECTION FINDINGS IN ISRAELI PROPERTIES

Different eras of Israeli construction have characteristic issues. Here’s what to expect:

Pre-1948 Properties (Old City, Historic Areas):

Stone construction (sometimes undocumented)
Unclear legal status or ownership
Very outdated systems
Historical preservation restrictions
Unique structural considerations
Often mixed residential/commercial use

1950s-1960s (Early State Period):

Basic construction, minimal amenities
Small rooms and low ceilings
Original plumbing and electrical often failing
No thermal insulation
Balcony structural concerns
Often need complete renovation

1970s-1980s:

Better construction quality but aging
Asbestos may be present in some materials
Galvanized plumbing now failing
Original electrical systems inadequate for modern loads
Balconies requiring assessment
Aluminum windows often failing

1990s-2000s:

Generally good structural quality
Modern systems but now aging
Better built balconies but still require inspection
More amenities (parking, storage)
Some shortcuts in finishes or systems

2010s-Present:

Modern construction standards
Better structural performance
More comprehensive systems
Building code improvements after balcony incidents
Still important to inspect for construction defects

Climate-Related Issues:

Coastal Areas (Tel Aviv, Haifa, etc.):

High humidity leading to moisture problems
Corrosion of rebar and metal elements
Mold growth
Salt air accelerating deterioration

Jerusalem and Hill Country:

Expansion/contraction from temperature extremes
More seismic activity concerns
Stone construction specific issues
Water drainage on slopes

Southern Areas:

Extreme heat effects on materials
Different moisture patterns
Specific soil conditions

LEGAL PROTECTION: THE INSPECTION CONTINGENCY

Your purchase agreement should include an inspection contingency clause. Here’s what that means and why it matters:

Standard Inspection Contingency Language:

“This purchase is contingent upon buyer conducting a satisfactory engineering inspection within [X] days of signing this agreement. If inspection reveals issues that are unsatisfactory to buyer, buyer may:
(a) Request seller make repairs at seller’s expense
(b) Renegotiate purchase price
(c) Withdraw from purchase with return of deposit”

Key Elements:

Timeframe:
Typically 7-14 days from signing
Must be reasonable but adequate for inspection
Shorter in competitive markets, longer for complex properties

“Satisfactory” Standard:
What does this mean?
Should clarify whether minor issues allow withdrawal or only major issues
Best practice: specify that only significant structural or safety issues allow withdrawal without penalty

Seller Obligations:
Seller must provide reasonable access for inspector
Seller must provide available documentation
Seller should not interfere with inspection process

Buyer Responsibilities:
Conduct inspection within timeframe
Professional inspector (not just buyer walking through again)
Provide inspection report to seller if renegotiating

Negotiating Inspection Terms:

Sellers may resist strong inspection contingencies:
“I want a clean offer without contingencies”

Your response:
“An inspection protects both of us by documenting the property’s actual condition. It’s standard due diligence for any significant purchase.”

Compromise options:

Shorter inspection period (7 days instead of 14)
Higher threshold for withdrawal (only major issues, not minor findings)
Buyer pays for any repairs under certain amount
Split inspection cost with seller

Never waive inspection contingency entirely unless:

You’re buying specifically for demolition/rebuild
Property is being sold “as-is” at significant discount
You’re a professional investor who understands and accepts all risks

If Seller Refuses Inspection:

This is a major red flag. Sellers who refuse inspections typically:

Know about problems and don’t want them documented
Are trying to rush a sale before issues become apparent
Don’t understand normal real estate practices (less problematic but still concerning)

Your options:

Walk away (usually the smart choice)
Proceed without inspection (high risk, not recommended)
Negotiate: “I’m willing to pay X more if we can do an inspection. If nothing serious comes up, you get the higher price. If issues are found, we renegotiate from the higher price.”

YOUR INSPECTION CHECKLIST

Here’s your complete action checklist for the inspection process:

Before Signing Purchase Agreement:
☐ Include inspection contingency in offer
☐ Negotiate adequate inspection timeframe
☐ Clarify who pays for inspection
☐ Understand your rights based on findings

After Agreement Signed:
☐ Research and interview inspectors immediately
☐ Check inspector credentials and insurance
☐ Schedule inspection ASAP (don’t waste contingency time)
☐ Arrange access with seller
☐ Inform inspector of any specific concerns

During Inspection:
☐ Be present for entire inspection
☐ Take your own photos and notes
☐ Ask questions about everything
☐ Observe inspector’s thoroughness
☐ Note seller’s reactions and comments
☐ Talk to neighbors if possible

After Receiving Report:
☐ Read entire report carefully
☐ Review all photos and understand findings
☐ Categorize issues by severity
☐ Get contractor estimates for major repair costs
☐ Consult with lawyer on legal implications
☐ Decide on negotiation strategy

Negotiation Phase:
☐ Present findings professionally to seller
☐ Request repairs or price reduction with specific numbers
☐ Get seller’s response in writing
☐ Negotiate in good faith but protect your interests
☐ Be prepared to walk away if necessary

Before Closing:
☐ Verify agreed repairs completed satisfactorily
☐ Re-inspect if major work was done
☐ Ensure all agreements documented in final contract
☐ Understand what issues remain and budget accordingly

After Purchase:
☐ Keep inspection report for reference
☐ Plan and budget for recommended repairs
☐ Address critical issues immediately
☐ Schedule significant issues within timeframes discussed
☐ Implement recommended maintenance practices

CONCLUSION: THE BEST INSURANCE YOU CAN BUY

Let’s be clear about what an engineering inspection really is: it’s insurance.

Not the kind that pays out when something goes wrong, but the kind that prevents things from going wrong in the first place. It’s the information that empowers you to make an informed decision, negotiate effectively, protect your investment, and sleep well at night.

The cost—2,500 to 5,000 shekels—is a fraction of a percent of your purchase price. But the value is potentially hundreds of thousands of shekels in avoided costs, better purchase price, and peace of mind.

Think about it this way: You wouldn’t buy a used car without having a mechanic check it out, and that’s a purchase of maybe 50,000-100,000 shekels. You’re about to buy a property for 2-4 million shekels (or more), and you’re considering skipping the inspection?

The numbers don’t make sense. The risk doesn’t make sense. The “savings” don’t make sense.

What makes sense is this: Hire a qualified engineer. Let them do a thorough inspection. Read the report carefully. Use the findings to negotiate or walk away if necessary. Make your decision based on facts, not hope.

The Israeli real estate market is expensive enough without paying for problems you didn’t know existed. The engineering inspection is your defense against nasty surprises, your leverage in negotiations, and your roadmap for property maintenance after purchase.

Use it. Every time. No exceptions.

Your financial future will thank you.

For more information about Israeli real estate and property inspections, visit israelproperty.tv

Ready to buy? Schedule that engineering inspection—it’s the smartest money you’ll spend in the entire transaction.