Rules and Considerations When Examining Boundaries and Plot Demarcation

**Land Registration Process and Plot Boundary Demarcation in Israel – English Translation**

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Today, nearly all land in Israel is officially registered, with only a small percentage still unregulated. Regulating land is in the clear interest of its owners and serves to protect their property rights.
Before proceeding with land regulation, it’s important to read this article, which could save you considerable frustration.

### The Land Regulation Process

Land regulation in Israel requires landowners to meet specific requirements aimed at determining the location, area, and designated use of the land, while proving ownership.
The official authority responsible for public registration of real estate property ownership in Israel is the **Land Registration and Settlement of Rights Department**, commonly known as the **“Tabu”**, which operates under the Ministry of Justice.

Tabu offices are spread across Israel and handle the **registration of real estate ownership rights** in areas such as Jerusalem, Tel Aviv and central Israel, Netanya, Be’er Sheva, Petah Tikva, Acre, Nazareth, and Haifa. There are also branches in Hadera, Eilat, and Ashdod.
To initiate a settlement process, a claim must be submitted to the relevant Tabu office, which includes several steps such as public notification of the intent to determine ownership, resolving contradictions, and issuing decisions.

### Steps in the Land Settlement Process

Two main entities oversee this process: the **Ministry of Housing** with the aid of **Survey of Israel (SOI)**, and the **Ministry of Justice**, via the **Settlement Officer**. The settlement process includes the following steps, culminating in land registration at the Tabu office:

1. **Publication of Settlement Notice**
The land settlement officer publishes a nationwide notice in the newspaper detailing the land’s location and intended use, allowing time for objections.

2. **Settlement Day**
The landowner or their representative must be physically present to mark the plot using four stakes. A licensed surveyor from SOI, accompanied by the settlement officer, conducts measurements, defining block and parcel boundaries. A preliminary map—called the “**initial map**”—is created to record property rights.

3. **Publication of Initial Map**
The preliminary map is displayed at the local municipality for public review. Objections can be submitted during this time. If objections arise, the map is re-evaluated and a revised version, known as the “**provisional map**,” is submitted.

4. **Claim Review**
Fifteen days after publication, the SOI’s internal claims unit (PaM) begins reviewing ownership claims. If disputes remain unresolved, they are escalated to the settlement officer. Unsettled issues are ultimately transferred to the district court.

### Three Levels of Land Regulation in Israel

Land rights in Israel are divided into registration units called **blocks and parcels**, forming a nationwide system known as the **“Torrens system.”** Blocks are divided into parcels, each registered separately in the Land Registry. Parcels are classified into three categories:

* **Regulated Land**
These lands have undergone legal validation and are fully registered in the Land Registry, ensuring clear and enforceable ownership rights.

* **Unregulated Land**
These lands are listed in the Land Registry but have not undergone legal ownership settlement. Their registration is often inaccurate and unreliable.

* **Unregistered Land**
About 1% of land in Israel remains entirely unregistered in the Land Registry.

### The British Cadastre System

“Cadastre” means “land division” in Greek. But first, a brief history…

Land ownership in Israel has deep historical roots, with records dating back to the **Ottoman Empire**, which implemented a **verbal registration system** based on landmarks rather than precise measurements. This system had many flaws, including inaccuracies, discrimination by clerks, and the exclusion of foreign nationals from ownership. Worse, the Ottomans left with the original records, creating lasting ambiguity.

The **British Mandate**, which succeeded the Ottomans, was much more organized and implemented a **numerical cadastre system** that defined areas in chronological order. The British also carried out reforms to verify Ottoman records, lifted registration restrictions on foreign citizens, and eliminated the authority of Islamic courts in property matters. They established “Land Book Offices” across the country.

The mapping and division system established by the British followed the **Torrens Method**, which divides land into numbered blocks and parcels. By the end of the Mandate, this covered about 5 million dunams, primarily in the coastal plain and Beit She’an Valley. After the British left, the State of Israel continued this registration system.

### On Parcelization and Re-parcelization

Sometimes, regulated land needs to be reorganized through **merging or splitting** of parcels—for urban renewal, more efficient land use, or redivision by landowners.
Israel’s land division system is dynamic and allows such changes through processes called **parcelization (subdivision)** and **re-parcelization (merging)**, both of which are handled by Tabu offices.

Land measurement for these processes is conducted by a **licensed surveyor** from [SOI (Survey of Israel)](http://mapi.gov.il/Pages/default.aspx).
The reorganization process includes updating ownership records, calculating and distributing balancing payments among owners, and more.

### In Conclusion

Plot boundary demarcation is a broad and sensitive field, often involving emotional disputes—whether due to unilateral government actions or disagreements between private parties.
Proper, professional handling of boundary verification and plot division can prevent delays, emotional stress, and unnecessary financial losses.
It is highly recommended to undertake these processes with reliable professional guidance.