What is TMA38?

National Outline Plan 38 is for the reinforcement of buildings constructed prior to 1980, in order to strengthen them against collapse in the event of an earthquake. The objective of the plan: the reinforcement of old buildings and addition of fortified rooms that provide protection against the risk of earthquakes and the threat of missile fire. In order to advance and encourage the implementation of the program, the government granted significant incentives both to the residents and the building contractors. A contractor who reinforces and renovates an entire building in compliance with the required standard for withstanding earthquakes, shall receive, in return, the rights to build additional stories on the building. The sale of the new apartments on the added stories covers the expenses for reinforcing and renovating the building, and leaves the contractor with a reasonable profit that enables him to execute the project.

TMA 38/2

Under National Outline Plan 38, Amendment 2, the old building will be demolished and a new, standard compliant building will be built in its place. The residents will receive a completely new apartment in place of their old one and the contractor will receive the additional rights granted under the Plan.

Background on National Outline Plan 38

From the Home Command website: “Our region has suffered from destructive earthquakes in the past and experts hold that such earthquakes will also occur in the future. There is no doubt that a severe earthquake will strike Israel and we must be prepared for this. The collapse of buildings is the main cause of injuries from an earthquake and the most significant manner for preventing loss of life is to ensure that the building in which we live can resist an earthquake. Experience around the world has proven that being properly prepared for an earthquake saves lives”.
The former cabinet minister, Mr. Benny Begin, who also was head of the geology institute and chairman of the ministers committee on earthquakes: “Earthquakes do not kill people. It is the buildings that collapse due to earthquakes that kill people. In National Outline Plan 38, the government can offer incentives but it is the citizens’ responsibility to fortify their houses.”
The former State Comptroller, Mr. Micha Lindenstraus, in his report on the preparedness for earthquakes:
“Over 1.2 million people live in buildings that have a high risk of damage in an earthquake. Every building that does not meet the building standard is a danger, even if it is not located in the most dangerous region”. The occurrence of a strong earthquake may cost the lives of no less than 16,000 Israelis!”

The Stages of the Process

  • Electing a representative committee and obtaining the consent of at least 80% of the buildings residents to the process, and afterwards applying to Ayala Agam.
  • Choosing a lawyer for providing the legal services and representing the residents of the building, financed by us.
  • Evaluating the proposal made to the residents and signing a cooperation agreement with us.
  • Submitting the plans in order to get a building permit + detailed planning for execution.
  • Providing full banking support from one of the leading banks in Israel.
  • Providing a full bank guarantee, linked to the index, at the higher value of your new apartment, pursuant to the Sale Law.
  • Payment of rent at the value of the existing apartments, demolition of the existing building and constructing of the new building efficiently, at a high quality and with full transparency and cooperation with representative committee of the building’s tenants.
  • Completion of construction and delivery of the new apartments to the tenants.

What do the building’s tenants gain?

  • A new, modern building that meets the standard for protection against earthquakes
  • A luxurious lobby, spacious elevator and underground car park
  • A new apartment
  • The addition, to each apartment, of a 12 sqm fortified room that meets the standards.
  • An additional room in the apartment
  • A sun balcony in each apartment
  • Rich specifications
  • The value of the new apartment is tens of percentage points higher than the old apartment.

All of the costs of the project, including legal counselling, a building inspector on behalf of the residents, transfer and finance of rent for a suitable substitute apartment for the duration of construction, and furniture removal back to the new apartment – are fully financed by us.

The advantages of Ayala Agam

Ayala Agam is one of the leading companies in the construction sector in Israel. A company with proven track record and experience in the field of residential construction.
The Company’s owners, Brigadier General (res.) Eitan Levi, and Colonel (res.) Jackie Suissa, have the accumulated experience of building thousands of apartments throughout the State of Israel in projects for the I.D.F. and the security establishment.
The company has long-standing expertise in the management of construction projects, with the emphasis on the provision of project management services to organizations and purchase groups.
In this context, the Company acquired special expertise and broad experience in its dealings with the elected representatives of the tenants in a manner that allows carrying out construction projects in the most successful way.
The Company, today, accompanies thousands of satisfied customers in a number of projects, all the while emphasising product quality and project profitability.
Ayala Agam focuses on projects in National Outline Plan 38/2, i.e., demolition and construction of a new house from the ground up, for the building’s tenants. The specialization and vast experience that the Company has amassed working together with the tenants’ representatives and committees enable it to fully exploit its capabilities in the execution of modern, quality projects for the benefit of the tenants. 

The advantages of Ayala Agam

Ayala Agam is one of the leading companies in the construction sector in Israel. A company with proven track record and experience in the field of residential construction.
The Company’s owners, Brigadier General (res.) Eitan Levi, and Colonel (res.) Jackie Suissa, have the accumulated experience of building thousands of apartments throughout the State of Israel in projects for the I.D.F. and the security establishment.
The company has long-standing expertise in the management of construction projects, with the emphasis on the provision of project management services to organizations and purchase groups.
In this context, the Company acquired special expertise and broad experience in its dealings with the elected representatives of the tenants in a manner that allows carrying out construction projects in the most successful way.
The Company, today, accompanies thousands of satisfied customers in a number of projects, all the while emphasising product quality and project profitability.
Ayala Agam focuses on projects in National Outline Plan 38/2, i.e., demolition and construction of a new house from the ground up, for the building’s tenants. The specialization and vast experience that the Company has amassed working together with the tenants’ representatives and committees enable it to fully exploit its capabilities in the execution of modern, quality projects for the benefit of the tenants.

Contact Us

Contact TMA 38/2Andy Radulsko
TMA 38/2 Project Manager
8 Nahalat Yitzhak St., Tel Aviv
Tel: 03-7705000
Fax: 03-6955771