Behind the promise of renewal lies a less discussed side - the complex reality of the veteran residents, those who have lived for years in old buildings and are now required to exchange their familiar home for a new dream, which does not always materialize.
At first glance, it is hard to argue with the idea. Old buildings, sometimes dangerous, are replaced by modern, secure, and well-designed constructions. Real estate value rises, municipalities benefit from new revenues, and residents receive new apartments - apparently, everyone wins. In practice, however, the path is often filled with challenges, confusion, and sometimes disappointment.
The first difficulty is the human aspect. For many long-term residents, the old home is not just walls and concrete - it is a place holding memories, community, and security. When they are asked to leave, even temporarily, it is perceived as a threat to personal stability. Many express concern that they might not live to see the project completed, particularly among the elderly. Even moving to a temporary rental apartment involves discomfort, additional expenses, and sometimes a sense of disconnection from a familiar environment.
Attorney Haggai Avraham, partner and head of urban renewal at Yariv Bar-Dayan Law Firm, emphasizes: "The success of an evacuation and reconstruction project is based on the organization of the apartment owners so that they form as unified a group as possible. They need to understand that most project conditions and benefits will be uniform for everyone, yet it is necessary to recognize the different needs of some residents and address them within the agreement."
The second difficulty is the financial and contractual aspect. Evacuation and reconstruction projects are complex systems, full of legal clauses, schedules, and conditions. Some residents struggle to understand the agreements in detail and sometimes sign out of blind trust in the developer or pressure from their surroundings. When promises are not fulfilled, or the project is delayed, a sense of betrayal arises. It is important to say - most developers act with good intentions, but even good intentions do not always protect against mistakes, delays, or lack of transparency.
On the other hand, when done correctly, evacuation and reconstruction is an enormous opportunity. A professionally and transparently managed project upgrades the living environment, improves accessibility and safety, and gives residents a new quality of life without giving up their neighborhood and community. Today, there are many successful examples across the country where residents return to a new building, receive real economic value, and enjoy a renewed urban environment.
“The difference between success and failure lies in the approach,” explains Avi Levy, CEO of Yehuda Levy Group. “A developer who sees residents as partners rather than obstacles will succeed. It starts with open communication, close guidance for each resident, and providing real responses to concerns. Transparency is the key word: Updating, explaining, sharing in decisions. Residents who understand the process and feel secure become ambassadors of the project, not opponents.”
It is important to remember that evacuation and reconstruction is not just a real estate matter - it is also a social process. It affects the community fabric, neighborly relations, the population mix, and the character of the neighborhood. When carried out sensitively, the community can be preserved while renewing the physical environment. When done in a forceful manner, what made the place a home in the first place is lost.
“From my experience on the ground, I see how listening and patience pay off,” adds Avi Levy. “A project that progresses slowly but correctly is better than a fast project that leads to crises. Elderly residents need explanations, assurances, familiar faces to accompany them throughout the process. It is not just about the apartment - it is about security, a sense of belonging, and continuity of a lifetime of experiences.”
Therefore, when we talk about evacuation and reconstruction, it is important to stop seeing residents only as “property owners” and start seeing them as partners in the process. Developers, authorities, and professionals are required to take mutual responsibility - toward the people who make this process possible in the first place.
Evacuation and reconstruction can be a trap - if treated solely as a financial transaction.
But it can also be a real opportunity - if we remember that the heart of every project is the people living in it.
The difference lies in the involvement and leadership of the representatives. A project in which residents choose to take an active role, understand the processes, and demand transparency progresses faster, is better managed, and ends with an optimal result for all parties. In contrast, when the representatives act passively and wait for “others to do it,” the process stalls, trust erodes, and complexity increases.
Oleg Bratchikov, Director of Urban Renewal Project Management at Yigal Alon Group, adds: “Our experience with thousands of apartment owners across hundreds of projects shows that the responsibility of the residents’ representatives is not only to represent but also to lead. To choose the right professionals, an experienced project manager or organizer, an appraiser, a lawyer, and a seasoned supervisor who ensure a transparent, professional, and safe process. When apartment owners understand they are true partners in the process, the entire dynamic changes, and this is the formula for success in urban renewal.”
The most common and serious mistake is compromising on proper legal representation early on. Representatives must understand that the process is not limited to selecting a developer but involves building a strategy for the next seven to ten years. It begins with drafting a clear principles document before approaching developers and includes a legal protection mechanism that ensures residents’ rights, financial stability, and the developer’s adherence to timelines.
Attorney Or Keren, partner and founder of Cohen-Katzav, Keren, Dahan & Co., concludes: “Only close legal guidance ensures that the representatives make the best decisions for the building or the entire complex.”