Why facades wear out
In Israel facades suffer three lines of attack: strong sun that fades colors and breaks down synthetic materials, winter humidity that seeps into concrete and cracks, and in coastal areas salt that erodes metals and stains stone. The natural pace of facade wear in Israel is faster than in Europe.
The most destructive catalyst is water infiltration. Every small crack lets water reach the structural wall, contact rebar, rust, expand, and damage further. It is a destructive cycle that starts small and ends with expensive structural repairs.
Signs it is time for renovation
There are clear visual signs every building owner can recognize. If you see one or more, schedule a professional assessment.
- Horizontal or vertical cracks in plaster, especially near window openings
- Plaster areas detaching or falling
- Significant color fade or appearance of stains
- Interior moisture in living spaces adjacent to exterior walls
- Broken stone, missing pieces, or significant color change
- Rusted rebar visible through wall surfaces
- Repeated resident complaints about facade condition
Renovation options: cheapest to most expensive
There are three levels of facade renovation, each suiting a different situation. The choice depends on existing facade condition, budget, and how long you plan to hold the building.
Cheapest: repainting only. Costs about 80 to 150 NIS per sqm. Suits facades in relatively good condition with appearance issues only. Lasts 6 to 10 years before redoing. Does not solve structural problems.
Mid-range: fresh acrylic plaster with localized repairs. Costs 220 to 350 NIS per sqm. Suits situations with localized cracks needing repair. Lasts 8 to 12 years. Still requires renewal in a decade.
The expensive and right option: full re-cladding with rear ventilated facade system. Costs 750 to 1300 NIS per sqm in Alucobond FR or A2. Lasts 25 years or more. Solves all problems completely, improves thermal insulation, adds significant property value.
Why full re-cladding is the right investment
Counterintuitively, the cheapest option seems most logical. In practice, over a 15-year horizon, full re-cladding is cheapest. The reason: painting that must be redone every 8 years totals three rounds of labor, scaffolding, and ancillary costs per round. Full re-cladding is done once.
A second advantage: full re-cladding allows adding thermal insulation to the facade, reducing heating and cooling costs by about 30 percent. As electricity prices rise, this is meaningful savings collected every year. Residential buildings with thermal cladding receive improved energy ratings and higher sale prices.
The renovation process step by step
A facade renovation project begins with a professional assessment of existing conditions. An engineer checks plaster integrity, rebar condition, cracks, moisture. Based on findings, the plan is set: what to repair, what to replace, what cladding to choose.
After board and authority approvals (planning permission sometimes needed), preparation begins: scaffolding, removal of loose plaster, concrete repairs. The installation itself (full Alucobond cladding) takes 8 to 14 weeks for an average building. Life in apartments continues normally, only scaffolding outside.
Frequently asked questions
Do residents need to evacuate during facade renovation?
No, in most cases. Exterior cladding work is performed from external scaffolding without requiring access to apartments. Residents will see scaffolding at windows for a few months and experience moderate noise during working hours. No evacuation required. Only when there are structural issues requiring ceiling access does individual coordination occur.
How long does a building facade renovation take?
A mid-size residential building (6 floors, 24 units) takes 10 to 14 weeks from scaffolding start to full completion. A larger building (10 floors) takes 14 to 20 weeks. Coordination with the building committee on a realistic timeline is critical for proper project flow.
Who pays for facade renovation in a multi-unit building?
All residents, per ownership share of common areas. A 75 percent majority is required to approve renovation. In urban renewal projects (Tama 38), the developer bears the full cost in exchange for additional building rights. In non-renewal buildings, long-term bank financing is a common option.
Are there financing or tax benefits for facade renovation?
In specific cases. Renovation in urban renewal projects (Tama 38) includes full financing from the developer. Banks provide dedicated renovation loans for building committees. Commercial building renovation expenses are deductible. Consult a tax advisor before starting a large project.
