Urban renewal and facade improvement: the necessary connection
Tama 38 (now also recognized as earthquake reinforcement projects) requires adding structural elements to the existing building. In demolition and rebuild projects (Tama 38/2 or full urban renewal), the entire building is rebuilt. In both cases, the building facade becomes entirely new.
This is not a question of "whether to add new cladding" but "which cladding". Many Tama 38 developers offer the cheapest standard (acrylic plaster) to save costs. Residents need to understand that during the project, there is an open opportunity to demand a quality system at roughly the same cost, but at different quality.
Structural reinforcement that changes the facade
A Tama 38 building gets reinforcement walls of reinforced concrete, additional columns, and beams. All of these change facade geometry. The new cladding must suit the new structure, sometimes including complex corners, projections, and height changes that did not exist in the original building.
A rear ventilated facade system with Alucobond panels is the best technical solution for this situation. It is flexible enough for any geometry, offers infinite color options, and is accepted by the main contractor without engineering problems. Its low weight also adds no load to the new structure.
Code requirements in expanded projects
A Tama 38 building expanding from 4 to 7 or 8 floors crosses the height threshold requiring FR-grade cladding per code 921. If the building becomes nine floors or more, A2 non-combustible grade is required. This is a mandatory regulatory requirement, not a choice.
A second requirement is enhanced thermal insulation per the updated code 1045. New buildings must meet stricter thermal conductivity values than before. The easiest path is a rear ventilated facade with a mineral insulation layer (rock wool) of 80 to 120 mm. The aesthetic exterior cladding hides the internal insulation.
Choosing a cladding system in a Tama project
In a Tama project, most technical decisions come from the developer and their architect. Residents can influence two main things: cladding quality class (original FR Alucobond vs cheap alternative) and color. This conversation should be conducted before signing the agreement, not after.
DAR GROUP supplies main contractors with a professional spec any committee can demand: Alucobond FR or A2 panels from a European-certified manufacturer, rear ventilated facade system with 80 mm rock wool insulation, written 25-year color stability warranty, and external installation supervision.
Property value after full facade upgrade
Studies in the Israeli real estate industry show that a post-Tama building with Alucobond facade adds an average of 12 to 20 percent to apartment value compared to a similar building with plaster. The difference reflects maintenance cost differential (almost zero in quality cladding), building image, and facade lifespan expectations.
Conversely, a Tama building with cheap acrylic plaster that faded after 8 years quickly loses property value. Residents discover that the developer cladding investment significantly affected the value of the apartment they received. A preliminary discussion with the developer about cladding specification is critical.
Frequently asked questions
Must Tama 38 include new cladding?
In Tama 38/1 projects (reinforcement only), facade improvement is a regulatory requirement in some cases. In Tama 38/2 and full urban renewal (demolition and rebuild), a completely new facade is an integral part of the project. There is no option to build a new building without a new facade.
Who decides the cladding type in a Tama project?
The developer and architect propose the standard, but residents can influence. In the Tama agreement, it is recommended to explicitly define the cladding class (e.g., original FR Alucobond) and not settle for general language like "quality cladding". Consulting a cladding advisor before signing is recommended.
How much does this add to project cost?
The differential between acrylic plaster and FR Alucobond with rear ventilated facade is about 600 to 900 NIS per sqm. On a building with 800 sqm of facade, that is an additional 480,000 to 720,000 NIS. In projects delivering more than 20 new apartments, the developer typically absorbs this cost within project margins.
Does quality cladding affect apartment value?
Significantly. Appraiser assessments in the industry show that a building with Alucobond facade adds 12 to 20 percent to property value vs a similar building with plaster. Additionally, maintenance costs are very low for 25 years, increasing returns for apartment owners.
