Tenant Eviction Claims Rise: What to Do When a Renter Refuses to Leave and Stop Paying

In recent years, and even more so during the war months, there has been an increase in eviction proceedings against tenants filed in court. According to data from the court system, about 2,900 eviction claims were filed in 2024, 20% more than in 2014 and 11% more than in 2019. In 2025, the number hit a record 3,123 eviction claims against tenants. ● About a decade after buying the Princess Hotel in Eilat: Naftsa will pay more than 17 million shekels in tax ● No parking and no rent: Residents give up benefits to save urban renewal projects Another interesting figure is that since the beginning of 2026, 1,352 cases have been opened compared with 1,321 in the same period last year. "This is despite the fact that for more than a month, during Operation Lion's Roar, the courts did not hear cases at all," says attorney Yehli Bar-Gil, who represents clients in tenant eviction proceedings. "The trend I have identified in recent years is that recalcitrant tenants, those who violate the lease agreement or do not pay, have become more practiced and experienced. They are more aware of their rights and of the system's limitations when it comes to handling them legally."

It should be noted that over recent years there has also been an increase in the number and share of apartment renters among all households. Bar-Gil adds that in addition to the overall increase in the number of cases, "there is also a fairly serious increase in the issue of repeat 'recalcitrant tenants', those who move from apartment to apartment and leave a trail of problems behind them. We often deal with cases in which we evicted a tenant from one apartment after he failed to pay rent, and shortly afterward we receive a call from the owners of the new apartment where that same tenant moved, asking us to evict him again after he breached the lease there as well. In many of these cases, in the first conversations with the tenants they tell us that they intend to exercise all their rights and stretch the procedure to the limit in order to delay the eviction. From their point of view, even if they accumulate financial debt, it does not really matter, that debt will just be added to their other debts. There are בהחלט audiences that find nonpayment of rent or breach of a lease systematically worthwhile, and in some cases they even try to extort the landlord, demanding that he waive rent, certain expenses, and in exceptional cases even demanding financial compensation in exchange for early vacating, since they know that eviction through legal proceedings will take a long time."

It should be noted that these figures do not necessarily reflect an increase in the number of extortionist tenants. It is possible that there are tenants who have a genuine dispute with the landlord over the rental.

Eviction, "a unique and interesting procedure"

So what can be done if a tenant does not pay rent and does not vacate, and is a landlord allowed to remove him by force or change the locks? "Once the payment date passes and the landlord does not receive payment, for example, a 'tenant eviction' claim can be filed," explain attorney Yogev Yehoshua of S. Horowitz and attorney Adi Shlomo, a partner at the firm. "In a normal case, when someone does not pay rent, the property owner cannot evict by force or change the locks, there is case law on this in the Supreme Court. Even if such a clause is written into the contract, it has no validity. At the same time, if someone trespasses onto real estate, not a tenant with a lease, he can be removed by reasonable force, but only if this is a fresh trespass."

So what options does the landlord have to remove the tenant? "The Civil Procedure Regulations established a unique and interesting procedure that has drawn academic criticism, because it is efficient and expedited in several ways: the evidence is submitted in advance; a statement of defense is filed within 30 days from the date the claim is filed, half the time set in a regular proceeding; the claim cannot be complicated by third-party notices; no preliminary hearing will take place, except in exceptional cases; and there will be one hearing in the case, unless witness examination is required, in which case there will be another consolidated hearing."

How long will it take the landlord to evict the property? "The court will set a hearing date no later than 30 days from the filing of the statement of defense, meaning there is a limited time frame here. The judgment is supposed to be given within 14 days from the date of the hearing in the case. This is about 74 days, but de facto the judgment will be given later because of postponements. Such a plaintiff, absent special circumstances, can expect a judgment within three months to half a year. We have had exceptional cases that could take years, but not in cases of nonpayment of rent, unless the case is more complex, such as if there is an arbitration clause, if there is a dispute over who owns the property, if the tenant claims he is a protected tenant or owner and has some preliminary evidence for that, and then it will take longer. But on the face of it, the procedure is fast."

The two also note another drawback, partial payment of legal costs, since managing the proceeding can sometimes be expensive, and full indemnification of legal expenses will probably not be granted.

Landlord insurance, up to 4% of annual rent

Against the background of the growing phenomenon of tenants who do not vacate, several companies have entered Israel in recent years offering landlords targeted solutions for cases of nonpayment of rent and breach of lease agreements by tenants. Companies such as Vcheck, Rentify and DepRent offer models of guarantees and rent insurance designed to supplement traditional security mechanisms such as guarantors, security checks and bank guarantees, which in practice do not always provide a quick or long-term response when payment fails. "If five years ago you had asked someone about this service, he probably would not have known it, but today it is gaining momentum," adds attorney Yehli Bar-Gil, who represents DepRent.

Monetary compensation and managing the legal process

So how does it work? At Vcheck, for example, landlords are offered several plans, with the basic plan allowing the prospective tenant to undergo a financial background check carried out by the company, and to insure rent payments for up to 12 months. If the tenant stops paying rent during that period, the company pays the landlord the rent amount according to the policy and takes over managing the process with the tenant, from warnings and collection to legal treatment if necessary. DepRent offers a similar service. For the landlord, this means cash flow continuity and reduced direct involvement with the tenant. In addition to the basic package, Vcheck offers more expanded packages that also cover cases of lease violations or recalcitrant tenants who refuse to leave the apartment at the end of the lease. The annual cost of the service usually ranges from about 2.6% to 4% of annual rent, with the amount determined by the chosen plan and the tenant's risk level as assessed in the background check. For example, in an apartment where annual rent is 60,000 shekels, the cost in the basic plan at a rate of 2.6% would amount to about 1,560 shekels per year.

Payment, a separate legal proceeding

Since the tenant eviction procedure is a fast procedure, the only remedy it offers is eviction, and a monetary remedy cannot be claimed in the same lawsuit. As a result, a separate monetary claim will need to be filed for a fixed amount, when there is no dispute and it can be concluded within a few months, or an accelerated proceeding or a promissory note enforcement claim. According to attorneys Yehoshua and Shlomo, "the landlord can also sue for the rent and reduce the damage, but the defendant also has a right to defend himself, and he must be given his day in court to make his arguments. Often we will recommend to the client to agree on an eviction date within the management of the 'tenant eviction' proceeding, and we will strive for an agreed outcome between the parties during the course of the proceeding. When the tenant's legal position is bad and he wants to find alternative housing, we give him a certain grace period, in return for a written commitment to pay the rent, and then such a judgment can also be enforced."

What happens after the judgment if the tenant refuses to leave? "A normal tenant will vacate his apartment when the judgment is given, and the chances of collecting the money are also high. But the judgment is not always the final word. If the tenant refuses to leave, the landlord sometimes has to wait another month, until enforcement. Before that, the landlord must send a warning, turn to the Execution Office, and make clear that the tenant is not complying with the judgment, and only this process takes about a month or a little more. The Execution Office has broad powers and the officials can come and use the police to physically remove the tenant from the property."

The damage, to individuals and companies

Even one or two months without payment from the tenant can cause heavy damage to a family, for example if this is someone who rents out and rents elsewhere, or when it is an elderly person who lives off the rent from the property in retirement. But the damage is not only to individuals, it is also to companies. "For companies that manage properties such as shopping centers, where the rent can reach a high sum and sometimes is also based on the tenant business's revenues, this can add up to significant amounts," say attorneys Yehoshua and Shlomo. "There can be cases where we want to ask to transfer the property to another party or improve the property, and a tenant who does not vacate can delay construction proceedings or deals with contractors that were supposed to be implemented. In such a case the procedure is more complex and requires expert opinions from appraisers or economists, and it requires a longer litigation process. If the damages are high and amount to millions of shekels, we move from handling a proceeding within a few months to years." UPTOWN Business will launch earlier than expected due to demand