Home Insurance: Tenant or Owner?

In Israel, the general rule is simple: the owner insures the structure of the home (the mivne), and the tenant insures the contents (the tikhoula) as well as their liability. But in practice, many leases remain vague on this split, which leaves grey areas in case of a claim.

This distinction between mivne and tikhoula is at the heart of the Israeli home insurance system. It determines who must compensate what, and above all, it avoids nasty surprises on the day damage occurs.

Two policies, two clearly separate things

The mivne, or structure insurance, protects the building itself: the walls, the floor, built-in plumbing, fixed installations and, depending on the policy, the improvements the owner made themselves. It is cover designed for the property, regardless of who occupies it.

The tikhoula, for its part, covers the contents: furniture, appliances, clothes, electronic devices and personal belongings. It protects the value of what is inside the home, not the home itself. Our page dedicated to home insurance in Israel details the usual cover of each type of policy.

In Israel, structure insurance (mivne) protects the building, while contents insurance (tikhoula) protects the belongings inside: two separate covers that follow two different logics.

What generally falls to the owner

The owner is, in the vast majority of cases, the one who takes out and pays for the mivne. This is logical: they own the property, so they have a direct insurable interest in the structure. If damage affects the walls, the roof, fixed plumbing or the original installations, it is in principle this policy that must respond, subject to the conditions and exclusions of each contract.

Some owners also take out a tikhoula for the furniture and equipment they provide themselves in a furnished home. In that case, it is useful for the lease to state clearly which items belong to the owner and are therefore covered by their own contents policy, to avoid any confusion with the tenant's personal belongings.

What generally falls to the tenant

The tenant, for their part, should take out a tikhoula for their own belongings: personal furniture, appliances, computers, clothes, jewellery up to a certain limit, and everything they brought into the home. Without this insurance, a fire, water damage or burglary can mean a total loss, with no compensation at all.

Many tikhoula policies for tenants also include liability cover, which covers damage the tenant might accidentally cause to third parties or to the home itself: an appliance that catches fire, or water damage that affects the flat below, for example. This cover is particularly useful in Israel, where apartment living and the closeness of neighbours make this type of incident more frequent.

A tenant who does not insure their contents takes a risk they often underestimate: in case of a claim, the owner's mivne will never reimburse their furniture, appliances or personal effects, since that policy covers only the building.

The special case of shared flats

Many French speakers arriving in Israel, notably young olim or students, choose a shared flat to share accommodation. In this case, the question of the tikhoula becomes a little more complex: each flatmate has their own belongings, but all share the same space and the same risks.

Depending on the insurer, it is sometimes possible to take out a single tikhoula covering all the belongings in the home, whichever flatmate owns them, or on the contrary to keep separate policies for each person. This question deserves to be clarified before moving in, especially when one of the flatmates owns belongings of clearly higher value than the others.

What the rental contract says, or does not say

In practice, the split of responsibilities between mivne and tikhoula is often set out, or failing that negotiated, directly in the lease. Some contracts state explicitly that the owner undertakes to keep structure insurance active throughout the rental, and that the tenant undertakes to insure their contents and their liability.

When the lease is silent on this point, it is better to clarify the question before signing rather than after a claim. A simple exchange with the owner, recorded in writing or added to the lease, can avoid months of disagreement over who must compensate what on the day a problem occurs.

Good habits, whether you are a tenant or an owner

Before signing a lease or moving in, it is useful to check three points: that the owner's mivne is actually active, that your own tikhoula covers your belongings at their real value, and that liability cover is included if you are a tenant. These simple checks avoid most of the disputes that arise after a claim.

Every situation remains particular: furnished or not, old or new building, valuables, a shared flat with several tenants. Depending on your situation, the level of cover you really need is not always the same, and it is better not to rely only on what is usually done around you.

A broker can help you identify exactly what needs to be covered, and by whom, based on your lease and your personal situation. Do not hesitate to contact us to review your cover, whether you are a tenant or an owner in Israel.