TAMA 38/2
Complete demolition of an old building, replaced by a modern, high-end boutique building that meets the strictest 21st-century building codes.
What is TAMA 38/2 and Why was it Developed?
TAMA 38/2 is the ultimate evolution of the national urban renewal plan. While the original TAMA 38/1 focused on “renovation and strengthening,” the Demolition and Reconstruction track was developed based on the engineering realization that reinforcing an old frame often fails to provide total safety or solve outdated infrastructure issues. This plan allows for the complete demolition of an old building, replaced by a modern, high-end boutique building that meets the strictest 21st-century building codes.
Current Status & Extensions (2026 Update)
Historically, TAMA 38 was set to expire multiple times (October 2022, then 2023). Due to national security needs and the critical demand for residential fortified rooms (Mamad), the National Planning and Building Council extended the plan in municipalities that had not yet submitted local alternatives. Today, in 2026, while most major cities have transitioned to “Local Urban Renewal Plans” or the Shaked Alternative, the core principles of TAMA 38/2 remain the industry standard for single-building demolition and reconstruction.
Key Milestones in the TAMA 38/2 Process
Feasibility & Compensation
Analyzing additional building rights to finance the project and provide homeowners with new, larger apartments.
Homeowner Consensus
Unlike reinforcement, this track typically requires a 80% majority agreement (though recent legal trends have seen this lowered to 67% in specific cases).
Evacuation & Alternative Housing
Residents move out into temporary housing, fully funded by the company for the duration of construction.
Ground-Up Construction
Building underground parking, a new structural frame, modern infrastructure (water, electric, HVAC), and premium technical specifications.
Bank Guarantees
Providing “Sales Law” bank guarantees equivalent to the value of the new apartment to ensure resident security throughout the process.
Who is it for?
This is the ideal track for homeowners who refuse to compromise on their quality of life:
Poor Structural Condition
Buildings where the existing frame is too decayed for effective reinforcement.
A “Clean Slate” Request
Those who want a modern building with underground parking, high-speed elevators, and luxury lobbies—features nearly impossible to achieve in a 38/1 renovation.
Urban Density
Plots that allow for increased residential units while upgrading the surrounding public space.
Total Engineering Certainty
For those who understand that a brand-new building is significantly safer than an old building that has been “fixed.”
Hemli Group’s Operational Approach
For us, TAMA 38/2 is the professional and correct way to approach urban renewal. We view this track as the winning standard:
No More “Patchwork”
We advocate for this track because it allows us to implement our High-Level Engineering without the constraints of an old skeleton. Rebuilding is the only way to ensure quality for the next 50 years.
“All-Inclusive” Resident Package
We manage the entire relocation process—from finding alternative housing to funding rent and moving costs. Your peace of mind is part of the contract.
Integrity & Transparency (Honesty)
We provide realistic timelines and commit to the strongest guarantees in the market.
Elite Expert Squad
Each project is assigned a team of premium architects and engineers specialized in maximizing space to create spacious, light-filled luxury residences.
Ready to Discuss Your Project?
From demolition to a brand-new premium building, Hemli Group delivers uncompromising quality at every stage.
Contact us
