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How does a judgment creditor register a lien against a debtor's Israeli property?

After obtaining a court judgment, a creditor opens an enforcement file at the Enforcement and Collection Authority (Rashut HaHotzaa LaPoal VeHaGviya) and applies for an order attaching the debtor's real property under Section 34 of the Execution Law 5727-1967. The Authority then notifies the Israel Land Registry (Tabu) to register an ikul mekarkain (real property lien) on the debtor's title. Once noted on the title, the lien prevents the debtor from selling or mortgaging the property without first discharging the debt. The lien ranks by date of registration, so acting promptly matters in cases where other creditors may be competing. The debtor can remove the lien by paying the debt or depositing equivalent security with the Authority.

The process begins with opening an enforcement file (tik hotzaa lapoal) and paying the applicable filing fee, which is calculated as a percentage of the debt amount. The creditor submits the enforceable court judgment — or an arbitral award that has been confirmed by a court — together with a request for real property attachment. The Enforcement Officer reviews the request and, if it complies with the formal requirements, issues an order to the Israel Land Registry (Tabu) or the Israel Land Authority (Minhal Mekarkaei Yisrael), depending on how title is held, to register the lien. The registration appears on the title extract (nesach tabu) and is visible to any party performing due diligence on the property. Foreign creditors holding a foreign judgment must first have it declared enforceable in Israel under the Foreign Judgments Enforcement Law 5718-1958 before it can form the basis of an enforcement file.

Once the lien is in place, the practical effect is significant: the debtor cannot sell the property to a third party or take out an additional mortgage, because no conveyancing lawyer will proceed with a title that shows an active lien, and any bank asked to provide finance will also refuse. The creditor must still take a further step — applying for a sale order — if they wish to liquidate the asset rather than merely block it. For residential properties that are the debtor's only home, the law provides protections including a minimum value threshold below which the property may not be compulsorily sold and a right of the debtor to remain for a reasonable period after a sale order is granted. Creditors from abroad who are unfamiliar with the Israeli enforcement system should engage a local attorney from the outset to avoid procedural errors that delay the lien registration.

⚖ In Practice
  • Governing law: Section 34, Execution Law 5727-1967 (property attachment); Foreign Judgments Enforcement Law 5718-1958 (for foreign creditors)
  • Competent authority: Enforcement and Collection Authority (Rashut HaHotzaa LaPoal VeHaGviya); Land Registry (Tabu) registers the lien notation
  • Filing fee: approximately 1% of the debt amount, subject to a minimum and maximum (approximately NIS 500–5,000 for most civil debts in 2026)
  • Priority rule: lien ranks by date of registration at Tabu; a creditor who registers first takes priority over subsequent creditors in a forced sale
  • Residential property protection: a debtor's sole residential property may not be compulsorily sold below a statutory minimum value threshold; court approval is required for any sale order
  • Lien removal: debtor must pay the full judgment debt plus enforcement fees, or deposit equivalent security; the Enforcement Officer then issues a cancellation notice to Tabu

From the full guide: Property Liens in Israel: A Guide for Judgment Creditors

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Get a Free Consultation with Adv. Eli ShimonyPrepared under the direction of Adv. Eli Shimony, Eli Shimony Law Office · Editorial policy

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