Ending a lease
free termination notice
The tenancy is ending, or someone wants out early? Download a termination notice and a move-out handover checklist, and check how many days' notice the law requires
Download the documentsBased on the Rental and Loan Law, incl. the Fair Rent amendment · for unprotected residential tenancy
The downloads
Two documents to end the tenancy
Send the first when you decide to end it. Sign the second on move-out day, with both sides in the apartment
Lease termination notice
For a landlord or tenant ending the tenancy, at the end of the term or early
- Three options to tick: end of term, early cancellation under the contract, no fixed term
- The notice the law requires for each
- A proposed time for the handover walk-through and keys
- Return of securities under section 25J(e)
- An acknowledgement line for the other side to sign
Move-out handover checklist
Signed by both sides on move-out day, before any deposit or guarantee goes back
- Keys and access devices returned
- Electricity, water and gas meter readings
- Bills paid up to handover day
- Condition room by room, including the landlord's furnishings
- Deposit and guarantees: what is deducted and when they go back
Notice periods
How much notice you need to end a lease
It depends on one question: why the lease is ending. These are the legal minimums for a residential lease
| Situation | Notice | Source in the law |
|---|---|---|
| Landlord cancels early under a cancellation clause | At least 90 days | Section 25M(b) |
| Tenant cancels early under a cancellation clause | At least 60 days | Section 25M(b) |
| The term ends and the landlord is not extending | Reasonable time before the term ends | Section 25L(a) |
| No fixed term, or the tenancy continued after the term ended | Reasonable time, for either side | Section 19(a) |
Under the law, a clause letting the landlord cancel without cause is valid only if the tenant has a similar right to cancel. Before sending a cancellation notice, check that your contract's clause meets that condition
If the contract sets a longer notice period, the contract governs. Periods checked against the text of the law, October 2026: Rental and Loan Law, 5731-1971 (incl. the Fair Rent amendment)
Step by step
How to end a lease properly
Four steps that prevent arguments over dates, bills and the deposit
- 1
Check the contract
When the term ends, whether there is an early cancellation clause, how much notice it requires, and where notices are sent. A clause that only the landlord can use is not valid
- 2
Send written notice and keep proof
Fill in the notice, tick the reason and send it by email, registered mail or by hand against a signature. The notice period runs from delivery, so the proof is what matters
- 3
Do a handover walk-through with the checklist
On move-out day, go through the apartment together, photograph every room and meter, collect the keys and both sign the checklist. The apartment must come back vacant of people and belongings
- 4
Return the securities on time
A deposit, guarantee or promissory note goes back to the tenant within 60 days of the apartment being returned, or once their debts under the contract are settled, whichever is later
Deposit and guarantees
What happens to the deposit when the lease ends
The law sets both when securities are returned and what they may be used for
The landlord may use the deposit or guarantee only in one of these cases:
- The tenant did not pay rent on time, up to the amount owed
- The tenant did not repair defects they are responsible for, up to the cost of repair
- The tenant did not pay recurring charges such as arnona, water, electricity, gas and building fees, up to the amount owed
- The tenant did not vacate at the end of the term, as the contract provides
Even then, the landlord must give the tenant reasonable notice first and a chance to put it right. The security, or what is left of it, goes back within 60 days of the apartment being returned or of the tenant's debts being settled, whichever is later (section 25J)
Rental and Loan Law, 5731-1971 (incl. the Fair Rent amendment)
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Lease termination FAQ
How many days' notice do you need to end a lease in Israel?
It depends on the reason. Early cancellation under a clause in the contract needs at least 90 days when the landlord cancels and at least 60 days when the tenant cancels (section 25M of the Rental and Loan Law). When the term simply ends, the landlord must say a reasonable time in advance whether they want to extend and on what terms. With no fixed term, either side can end it with reasonable notice. If the contract sets a longer notice period, the contract governs
Can a tenant leave a lease early?
Only if the contract allows it or the landlord agrees. Many contracts include an early exit clause, sometimes on condition that the tenant finds a suitable replacement, and then notice must be at least 60 days. Without such a clause or consent, leaving early may be a breach of contract, so it is better to agree the end date in writing
Can a landlord cancel a lease mid-term?
Only if the tenant breached the contract, or under a cancellation clause written into it. Such a clause is valid only if the tenant has a similar right to cancel, and then the landlord must give at least 90 days' notice (section 25M). A clause that lets only the landlord cancel without cause is void
How soon must the deposit be returned when the lease ends?
Within 60 days of the apartment being returned to the landlord, or of the tenant settling their debts under the contract, whichever is later (section 25J(e)). The security may only be used for unpaid rent, defects the tenant was responsible for and did not fix, unpaid recurring charges, or failure to vacate, and only after notice
How do you send a lease termination notice?
In writing, to the address stated in the contract. By email, registered mail, or by hand against a signed acknowledgement like the block at the bottom of our notice. The notice period runs from delivery, so keep proof that it was received
The lease ended and the tenant stayed, where does that leave us?
If both sides carry on after the term ended without setting a new one, the tenancy continues with no fixed term, and either side may end it with reasonable notice (section 19). If both want to continue, it is better to sign an extension annex that sets a term and rent and keeps the securities
Do these rules apply to every lease?
To most residential leases, yes. The law does not apply, for example, to a tenancy of up to three months with no option to extend, a tenancy of more than ten years where the landlord cannot cancel early, an apartment under the Tenant Protection Law, or an apartment rented for more than ₪20,000 a month (an amount updated every year). In those cases, and in any dispute, consult a lawyer
Further reading
More documents and guides
Lease extension annex
Would you rather keep the same tenant? A free extension annex and option-exercise notice
What an unprotected tenancy lease is
Why almost every Israeli tenancy is unprotected, and what that means when it ends
Tenant rights in Israel 2026
Deposits, repairs, notice periods and what a landlord may ask for, under the law
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