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A share purchase agreement in Romania should do more than record the number of shares and the price. It must connect the buyer’s due diligence findings with the conditions for closing, the seller’s warranties, specific indemnities, price mechanics and the corporate and regulatory steps needed to transfer control safely.

This guide is written for foreign investors, international groups, founders and business owners negotiating the acquisition or sale of a Romanian company. It focuses on private acquisitions of shares or social parts, particularly Romanian limited liability companies (SRLs). Listed-company rules, regulated-sector acquisitions, privatisations and public takeovers require additional analysis.

The article complements our procedural guide to changing shareholders in a Romanian company. That guide covers the Trade Register implementation. This one explains how the commercial acquisition should be investigated, negotiated and protected contractually.

What does a share purchase agreement do in Romania?

A share purchase agreement, commonly called an SPA, is the principal contract under which the seller agrees to transfer and the buyer agrees to acquire shares or social parts in a Romanian company. It identifies the securities, price, conditions, closing process and allocation of risk between the parties.

The agreement operates within Romanian contract law and the mandatory rules applicable to the target’s corporate form. For an SRL, the transfer mechanics must be aligned with Articles 202 and 203 of Company Law no. 31/1990 and the applicable registration formalities before the National Trade Register Office (ONRC).

Why must legal due diligence come before the SPA is finalised?

Due diligence should identify the matters that can change the decision to buy, the valuation, the deal timetable or the contractual protection. A report that merely lists documents does not complete the task. Each material finding should be converted into a transaction response.

The scope normally covers corporate title and governance, financing and security, material contracts, real estate, employment, tax, disputes, permits, regulatory compliance, intellectual property, IT, data protection, environmental matters and beneficial ownership. Sector, size and business model determine the emphasis.

Which clauses matter most in a Romanian share purchase agreement?

The SPA should describe the transaction as one coherent mechanism. Definitions, price, conditions, warranties, disclosure, indemnities, limitations, covenants and closing deliverables must work together. Imported English-law wording should not be used without checking how it operates under the chosen governing law and Romanian mandatory rules.

How should the purchase price be structured?

The price clause should explain both the headline value and the route from that value to the amount paid. A fixed price is not necessarily simple if debt, cash, working capital, leakage, earn-outs, holdbacks or currency conversion remain unresolved.

A buyer should not treat escrow as a substitute for a coherent claims regime. The SPA should state whether recovery is limited to the escrow, whether the buyer may set off, how competing claims are handled and what happens when the escrow expires.

What is the difference between signing and closing?

Signing creates the contractual commitment. Closing completes the agreed transfer and payment once the applicable conditions are satisfied or waived. They may occur on the same day in a simple transaction, but regulatory approvals, third-party consents, financing or restructuring often require a split process.

Which Romanian approvals and filings can affect closing?

The regulatory analysis should begin before the SPA timetable is agreed. A condition drafted after signing cannot restore leverage or time already lost.

Corporate approval and ONRC registration

For an SRL transfer to an outside buyer, Article 202 of Company Law no. 31/1990 applies together with the target’s articles of association. The parties should verify statutory approval thresholds and any pre-emption or consent rights created by the articles of association, as well as pledges and other restrictions. The applicable ONRC registration formalities and the update of the company’s shareholder register should be built into the completion process.

ANAF notification and tax-debt safeguards

The practical scope of Article V of Law no. 239/2025, as amended by Government Emergency Ordinance no. 13/2026, should be verified in light of the transaction structure and current ONRC and ANAF practice. Although the regime was introduced in the context of transfers affecting company control, registration practice during 2026 has raised questions regarding its application to a broader range of SRL share transfers, as discussed in this analysis of emerging ONRC practice. The parties should confirm the current notification, tax-certificate, guarantee and registration requirements before signing and again before filing.

Merger control

An acquisition of sole or joint control may constitute an economic concentration. Under Competition Law no. 21/1996, the Romanian thresholds are generally met where the combined worldwide turnover of the undertakings concerned exceeds EUR 10 million and at least two undertakings concerned each achieved Romanian turnover exceeding EUR 4 million in the previous financial year. The EU Merger Regulation may apply instead where its thresholds are met. Closing before the required clearance can expose the parties to gun-jumping risk.

Investment screening

Romania’s investment-screening regime under Government Emergency Ordinance no. 46/2022 was substantially amended by Government Emergency Ordinance no. 17/2026. The general value threshold is now EUR 5 million, but a transaction below the threshold may still be examined if it may affect security, public order or EU projects or programmes. The rules can apply to EU and non-EU investors, and the filing contribution is EUR 5,000 where an authorisation application is required. Sector, investor, control, value and transaction structure must be screened early.

Sector approvals, lender consents, foreign-subsidy review or contractual change-of-control notices may also be relevant. The SPA should allocate responsibility, information, cooperation, remedies and the long-stop date for each approval.

What should happen at closing?

Closing should be a coordinated exchange, not a loose collection of signatures. The SPA should identify every deliverable, who provides it, its agreed form and whether all actions are deemed simultaneous.

1. Confirm conditions. Record satisfaction or valid waiver of every closing condition.
2. Approve the transfer. Deliver the required shareholder and corporate resolutions.
3. Transfer the shares. Execute the required instruments and update the shareholder register.
4. Pay the consideration. Follow the funds flow, escrow and debt repayment arrangements.
5. Release security. Deliver releases of share pledges, guarantees or target security where agreed.
6. Change governance. Coordinate resignations, appointments, powers of attorney and bank mandates.
7. Deliver control items. Transfer corporate books, credentials, keys, seals and agreed records.
8. Complete filings. Submit ONRC and ANAF documents, together with beneficial-owner filings where required under the applicable transparency rules, within the relevant timetable.

What limitations should apply to seller liability?

Seller limitations often include a de minimis threshold, basket, aggregate cap, time limits, mitigation, exclusion of double recovery and a formal claim procedure. Tax, title, authority, fraud and specific indemnities may have different limits. The commercial result depends on how these provisions interact, not on any one headline cap.

The buyer should also test recoverability. A contractual claim against a seller with no accessible assets may provide little protection. Escrow, holdback, bank security, parent guarantee or warranty and indemnity insurance may be considered depending on transaction size and risk.

A buyer’s pre-signing checklist

1. Define the acquisition perimeter. Confirm percentage, target entities, securities and excluded items.
2. Verify title and authority. Check ownership, encumbrances, approvals and signatory powers.
3. Complete risk-focused due diligence. Prioritise issues that affect value, continuity or closing.
4. Translate findings into protections. Allocate each material issue to remediation, price, condition, warranty, indemnity or withdrawal.
5. Select the price mechanism. Define accounting rules, leakage, debt, cash, working capital and dispute resolution.
6. Screen regulatory approvals. Review merger control, investment screening, sector approvals and third-party consents.
7. Align signing and closing. Specify conditions, conduct rules, long-stop date, termination and closing deliverables.
8. Test recovery. Check caps, time limits, exclusions, seller credit and available security.
9. Plan filings and integration. Prepare ONRC and ANAF filings, beneficial-owner filings where required under the applicable transparency rules, governance steps and day-one actions.

The bottom line

A Romanian SPA should be the final expression of the buyer’s investigation and the parties’ negotiated risk allocation. The strongest agreement is not the longest. It is the one that identifies what is being bought, states how price is calculated, prevents closing before essential approvals, allocates known and unknown risks clearly and gives the parties an executable closing process.

Disclaimer: This article provides general information and does not constitute legal or tax advice. The correct structure, approvals, tax treatment and contractual protections depend on the parties, target, sector and facts of each transaction.

AI Notice: AI-assisted content, reviewed and approved by a qualified Romanian lawyer.

A commercial lease agreement in Romania can commit a company to years of rent, service charges and restoration costs. The commercial decision therefore depends not only on the monthly headline rent, but also on whether the premises can lawfully support the tenant’s activity and whether the contract allocates operational risks clearly.

This guide is intended for landlords and companies leasing offices, retail units, warehouses and other business premises. It explains the principal clauses to check under the Romanian Civil Code and the related property, tax and authorisation framework. Residential leases and leases of public property follow additional rules and are outside this article’s main scope.

Is a written commercial lease mandatory in Romania?

The lease relationship is governed principally by the Romanian Civil Code, especially the general rules on lease agreements. The parties have broad contractual freedom in a business-to-business transaction, but statutory rules apply where the lease is silent, and certain mandatory provisions of Romanian law may apply irrespective of contractual wording.

Under Article 1798 of the Civil Code, a lease concluded in authentic form, or a privately signed lease registered with the competent tax authority, may constitute an enforceable title for rent payment under the conditions stated by law. Tax registration affects enforceability, not the validity of the lease. It is not a universal requirement for the existence of every corporate lease, although the applicable tax and registration duties must still be checked for the particular landlord and transaction.

For leases requiring stronger protection against a future buyer or other third parties, the parties should assess land-book registration. The correct mechanism depends on the property, the lease term and the landlord’s registered title. A company entering a long-term lease should not assume that signature alone gives the same protection as registration.

What should be checked before the commercial lease is signed?

The tenant should compare the land-book extract and cadastral plan with the space actually offered. The review should cover ownership, mortgages, litigation annotations, existing leases, access rights, parking, common areas and the landlord’s authority to grant the agreed use. These checks overlap with a focused real estate due diligence review in Romania.

The proposed activity must also be compatible with the building’s authorised use and applicable planning, fire-safety, sanitary, environmental and sector-specific requirements. A contractual statement that the tenant will obtain “all permits” does not solve a structural problem with the premises. The lease should distinguish permits relating to the building from those relating to the tenant’s own business.

For buildings or units covered by Law no. 372/2005, the owner must address the applicable energy-performance certificate obligations when leasing. The current framework covers offices, retail and other occupied commercial uses, subject to statutory exemptions. See the official energy performance legislation.

The 12 clauses that determine the real commercial risk

1. Parties, authority and guarantees

Identify each party by its full legal name, registered office, registration number and tax code. Confirm the signatory’s authority. If a parent company, bank or shareholder gives security, specify whether it is a guarantee, autonomous demand guarantee, deposit or another instrument, together with its cap, duration and claim procedure.

2. Exact premises and permitted use

The lease should attach a plan and state the exclusive area, common-area allocation, parking and access rights. “Office use” or “commercial use” may be too vague. Describe the actual activity and deal with signage, customer access, deliveries, opening hours, hazardous materials and exclusivity if commercially relevant.

3. Term, commencement and long-stop date

Separate the signature date, handover date, fit-out access date, lease commencement and rent commencement. If delivery or permits are delayed, a long-stop date should allow the affected party to terminate. The Civil Code limits leases to a maximum statutory duration, so unusually long structures require specific review.

4. Rent, currency and indexation

State the currency, payment currency, exchange-rate source, due date and invoicing mechanics. An indexation clause should identify the index, reference period, first adjustment date, whether decreases apply and whether there is a cap or floor. Avoid combining indexation with discretionary “market rent” language unless the valuation procedure is clear.

5. VAT, withholding and invoicing

The lease of immovable property is generally VAT-exempt under the Romanian Fiscal Code, subject to important statutory exceptions and the landlord’s option to apply VAT under the prescribed procedure. Ancillary services, bundled supplies, invoicing structures and certain categories of premises may require distinct treatment. The contract should state whether figures include or exclude VAT and what happens if the VAT treatment changes. The parties should also align invoicing with the applicable Romanian electronic invoicing rules. For wider compliance context, see the site’s Romanian tax guidance.

6. Service charge and operating costs

Define recoverable costs, allocation formula, budget, reconciliation, audit rights and exclusions. Capital expenditure, financing costs, structural defects, landlord negligence, vacancy costs and costs relating to other tenants should not be hidden in a generic “all building expenses” clause. Retail leases may also involve marketing contributions and turnover reporting.

7. Deposit and financial security

Specify the amount, currency, replenishment duty, permitted deductions, return deadline and whether interest accrues. A bank guarantee should state the required issuing bank, wording, expiry buffer and renewal consequences. The landlord should not have an unlimited right to draw security for disputed amounts.

8. Handover, condition and defects

A signed handover protocol should record keys, meters, systems, inventory, photographs and defects. Define the condition standard at delivery and the remedy if the premises fail the agreed technical specifications. The tenant should not inadvertently accept latent or structural defects merely by taking possession.

9. Fit-out, alterations and ownership of improvements

Address design approval, permits, contractors, access, insurance, health and safety, delays and damage. The lease must also say whether improvements become the landlord’s property, whether compensation is available and what must be removed at expiry. These provisions should be coordinated with the construction-law implications of fit-out works.

10. Repairs, maintenance and building services

The Civil Code places core delivery, maintenance and peaceful-use obligations on the landlord, while the tenant normally bears routine repairs resulting from ordinary use, subject to the contract and the nature of the defect. A commercial lease should allocate structure, roof, façade, common systems, HVAC, internal installations and statutory upgrades expressly, together with response times and self-help rights.

11. Assignment, subletting and corporate change

The Romanian Civil Code contains specific rules on assignment and subletting, which are frequently modified by commercial lease clauses. The contract should therefore state whether landlord consent is required and on what conditions. The tenant may seek objective consent standards for group reorganisations, business transfers and subleases, while the landlord may require financial tests or continued liability.

12. Default, termination, force majeure and hardship

List the defaults that justify termination, notice method, cure periods and consequences. Non-payment, unlawful use, loss of permits and abandonment need different treatment. Insolvency provisions should be reviewed together with the applicable insolvency legislation: Article 123 of Law no. 85/2014 maintains ongoing contracts at the opening of insolvency proceedings and may limit clauses that terminate or accelerate solely because insolvency has commenced. Force majeure should address genuine impossibility, while hardship or major economic disruption requires a separate allocation because increased cost alone is not automatically force majeure.

What happens if the building is sold?

Articles 1811 and following of the Civil Code regulate when a lease is opposable to a purchaser and the consequences of transferring the leased property. For registered immovable property, notation of the lease in the Land Registry is a central opposability mechanism; other statutory rules may apply depending on the property and transaction. The lease should require the landlord to notify a sale, procure the buyer’s assumption of obligations and transfer the deposit or guarantees correctly. For material long-term premises, the tenant should assess Land Registry notation and lender non-disturbance arrangements. The seller’s continuing liability, if any, should be stated rather than assumed.

Can the landlord enforce unpaid rent without a full lawsuit?

Article 1798 of the Civil Code gives qualifying leases enforcement value for rent. Separate rules may also support restitution of the premises when a fixed-term lease expires. Parties should coordinate default clauses with Romanian civil procedure and should not assume that a contractual label such as “enforceable” creates enforcement rights by itself. Broader non-payment strategies are covered in the guide to recovering unpaid business claims in Romania.

Landlord and tenant negotiation checklist

1. Verify title, cadastral identity, authority and encumbrances.
2. Confirm that the building and the intended activity can obtain the necessary approvals.
3. Attach the plan, technical specifications, handover standard and fit-out rules.
4. Model rent, indexation, VAT, service charge, utilities and exit costs.
5. Allocate structural, routine and statutory repair obligations precisely.
6. Align guarantees with actual exposure and release dates.
7. Negotiate cure periods, break rights, long-stop dates and restoration obligations.
8. Assess tax registration, enforceability and land-book protection.
9. Record condition, meters, defects and assets in the handover protocol.
10. Retain signed notices, invoices, approvals and service-charge reconciliations.

The bottom line

A commercial lease agreement in Romania is primarily a long-term allocation of business risk. The strongest contract is not necessarily the longest. It is the one that identifies the premises accurately, prices the full occupancy cost, makes the authorisation path workable and provides realistic remedies when delivery, operation or exit does not go as planned.

Before committing to a significant lease, both landlord and tenant should coordinate the legal document with technical due diligence, tax treatment, insurance and the operational timeline. A focused contract review in Romania can identify inconsistencies before the commercial timetable makes them expensive to correct.

AI Notice: AI-assisted content, reviewed and approved by a qualified Romanian lawyer.

A GDPR data breach in Romania creates an immediate legal decision window. The company must contain the incident, determine whether personal data were compromised, assess the risk to individuals and decide whether the Romanian supervisory authority, the ANSPDCP, must be notified within 72 hours.

This guide is designed for Romanian companies, foreign investors, directors, compliance teams and data protection officers responding to an actual or suspected incident. It should be used together with an incident-specific legal and technical assessment. For preventive support and breach response, see our data protection services in Romania.

What qualifies as a personal data breach?

Article 4(12) of the General Data Protection Regulation defines a personal data breach as a security breach leading to accidental or unlawful destruction, loss, alteration, unauthorised disclosure of or access to personal data. The concept is wider than a cyberattack and covers confidentiality, integrity and availability incidents.

A security event that does not involve personal data is not a personal data breach under GDPR. Conversely, a small incident can still be a breach. Under the data protection rules applicable in Romania, the number of affected people matters, but so do the sensitivity of the data, the ease of identification, the possible consequences and the vulnerability of the people concerned.

When does the 72-hour notification period start?

Article 33 requires notification without undue delay and, where feasible, no later than 72 hours after the controller becomes aware of the breach. According to the EDPB breach-notification guidelines, awareness exists when the controller has a reasonable degree of certainty that a security incident occurred and led to personal data being compromised.

A brief initial investigation may be necessary to determine whether personal data were actually affected. That does not permit an organisation to delay investigation or postpone escalation. Once there is reasonable certainty, the clock runs even if the full cause, exact number of records or final consequences are still being investigated.

Do not wait for a final forensic report before making the legal notification decision. Article 33 expressly permits phased notification when all information cannot be provided at the same time.

Must every breach be notified to the ANSPDCP?

No. Every breach must be recorded internally, but not every breach must be reported to the authority. The controller must assess the likely impact on the rights and freedoms of natural persons. The result falls into one of three practical levels.

Risk is not determined by a single formula. The company should consider the type of breach, nature and volume of data, identifiability, severity and likelihood of consequences, number and characteristics of affected people, and the effectiveness of safeguards such as encryption. The EDPB’s practical breach examples are useful benchmarks, but the actual incident must be assessed on its own facts.

What must an ANSPDCP notification contain?

Article 33(3) establishes the minimum information. The ANSPDCP’s current online notification form requests additional operational details that allow the authority to understand the incident and the controller’s response.

If exact figures are not yet available, provide reasonable estimates and state that the investigation continues. Under Article 33(4), missing information may be supplied in phases without undue further delay. If the filing occurs after 72 hours, it must include reasons for the delay.

How is a breach notified in Romania?

The ANSPDCP maintains a dedicated personal data breach notification page with access to its online form. Before submission, the company should identify the correct controller, confirm whether the incident also affects other group entities or joint controllers, and determine whether the ANSPDCP is the competent or lead supervisory authority for any cross-border processing.

The notification should be consistent with the internal breach register, technical evidence, communications plan and any supplemental filing. A company should not understate confirmed facts, speculate beyond the evidence or present an incomplete notification as final.

Who should be involved in the response?

A data breach cannot be handled by IT alone. The legal assessment depends on verified technical facts, while technical containment must preserve evidence and avoid creating inconsistent records. A small decision team should be activated immediately, with clear authority and one incident chronology.

• Security and IT: containment, forensic preservation, affected-system analysis, eradication, recovery and evidence of technical safeguards.
• DPO and legal counsel: awareness timestamp, controller or processor status, risk assessment, authority competence, notification drafting and privilege strategy where applicable.
• Management and communications: decision authority, resources, operational continuity, messaging and escalation to insurers or relevant corporate bodies.
• Processors and vendors: incident facts, contractual notification, audit cooperation, subprocessor information and coordinated remedial action.

What is the difference between a controller and a processor?

The controller decides why and how personal data are processed and carries the Article 33 duty to notify the competent supervisory authority. A processor must notify the controller without undue delay after becoming aware of a personal data breach. GDPR does not give processors a separate 72-hour period for notifying the controller.

Data processing agreements should therefore establish an immediate escalation channel, minimum incident information, continuous updates, preservation duties and cooperation with notifications and communications. A processor’s delayed or incomplete report does not remove the controller’s obligation once the controller becomes aware.

Vendor and technology contracts should be reviewed before an incident occurs. Our IT law services in Romania cover data-processing terms, security obligations, audit rights and incident-response clauses.

When must affected individuals be informed?

Under Article 34, the controller must communicate the breach to affected individuals without undue delay when it is likely to result in a high risk to their rights and freedoms. This obligation is separate from the 72-hour authority-notification rule. The communication must use clear and plain language and explain the nature of the breach, the contact point, likely consequences and measures taken or proposed.

Communication is not required when one of the Article 34(3) conditions applies:

• appropriate protection measures applied to the affected data and made them unintelligible to unauthorised persons, such as effective encryption;
• subsequent measures ensure that the high risk is no longer likely to materialise; or
• individual communication would involve disproportionate effort, in which case a public communication or similarly effective measure is required.

The message should help people protect themselves. Depending on the incident, practical steps may include changing credentials, enabling multi-factor authentication, contacting a bank, monitoring accounts, watching for targeted phishing or using a dedicated support contact. Avoid minimising the event or overwhelming recipients with technical detail.

How should breach risk be assessed?

The legal threshold concerns risk to people, not only damage to the company. Business interruption, contractual liability and reputational harm matter to the response, but they do not replace the individual-rights analysis required by Articles 33 and 34.

High-risk indicators include sensitive or criminal-offence data, authentication credentials, detailed financial or identity information, data concerning children or other vulnerable people, large-scale exposure, malicious exfiltration, weak safeguards and consequences that are difficult for individuals to reverse. Effective encryption, rapid verified retrieval from a trusted recipient and prompt credential revocation may reduce risk, but each control must be tested against the facts.

What evidence and documentation should be preserved?

Article 33(5) requires the controller to document every personal data breach, including the facts, effects and remedial action. The record must allow the supervisory authority to verify compliance. A defensible incident file should include:

• the original alert, detection data and a precise incident chronology;
• the awareness timestamp and the facts supporting it;
• affected systems, processing activities, data categories, people and record estimates;
• logs, forensic images, access records, emails, vendor reports and chain-of-custody information where relevant;
• containment, eradication, recovery and mitigation actions;
• the risk and high-risk assessments, including reasons and assumptions;
• the decision to notify or not notify, approvals and any delay explanation;
• copies of the initial and supplemental ANSPDCP filings;
• data-subject communications or the documented Article 34 exception; and
• post-incident findings, corrective actions and responsibility for completion.

Records should distinguish confirmed facts from estimates and hypotheses. The company should also consider cybersecurity, contractual and insurance requirements, DORA and other sector-specific reporting duties, and criminal-law reporting duties. These may use different thresholds and deadlines from GDPR.

A practical 72-hour response checklist

1. Activate the incident team. Establish one decision lead, secure communications and a contemporaneous chronology.
2. Contain without destroying evidence. Isolate affected resources, revoke compromised access and preserve logs and forensic material.
3. Confirm whether personal data are involved. Identify the controller, processor, systems, processing activities and data flows.
4. Record the awareness timestamp. Explain when reasonable certainty was reached and what facts supported it.
5. Map the scope. Identify data categories, affected people, approximate record volumes, jurisdictions and vulnerable groups.
6. Assess risk to individuals. Analyse likelihood, severity, safeguards, realistic misuse and reversibility of harm.
7. Decide on authority notification. Notify unless the breach is unlikely to create risk. Use phased notification if necessary.
8. Assess high risk separately. Decide whether individuals must be informed and prepare clear protective guidance.
9. Coordinate other duties. Review processors, insurers, contractual partners, cybersecurity rules and sector regulators.
10. Continue and close the response. Supplement filings, verify recovery, complete remediation and retain the breach record.

For a broader preventive review, use our GDPR compliance checklist for Romanian companies. Even though the checklist was published earlier, the core governance controls remain relevant and should be checked against current processing and security practices.

Frequently asked questions

Legal disclaimer: This article provides general information and does not constitute legal advice. The applicable response depends on the facts, the company’s role, the data and individuals affected, the competent authority and any sector-specific obligations. Obtain advice for the specific incident.

AI Notice: AI-assisted content, reviewed and approved by a qualified Romanian lawyer.

Employee dismissal in Romania is lawful only when the employer relies on a ground recognised by the Labour Code and follows the procedure attached to that specific ground. A genuine business reason is not enough if the required notice, investigation, evaluation, consultation or written decision is defective.

This guide is intended for Romanian companies, foreign investors, HR teams and managers considering an individual or collective dismissal. It reflects the structure of the Romanian Labour Code and highlights the points that most often create litigation risk. For advice on a particular case, see our Romanian employment law services.

Is every employment termination a dismissal?

No. Under Article 58 of the Romanian Labour Code, dismissal is the termination of an individual employment contract at the employer’s initiative. It may be based on reasons related to the employee or on reasons unrelated to the employee.

Dismissal should not be confused with termination by mutual agreement, resignation, expiry of a fixed-term contract, termination by operation of law or written termination during or at the end of a probationary period under Article 31(3). Termination during the probationary period is a distinct mechanism, separate from dismissal. Each route has different conditions. Relabelling a unilateral dismissal as a “mutual termination” does not make it consensual; genuine agreement must exist.

Legal grounds for employee dismissal in Romania

The main grounds are divided between reasons related to the employee and reasons unrelated to the employee. The required evidence and procedure differ substantially.

When is dismissal prohibited?

Before any employee dismissal in Romania, the employer should check both Articles 59 and 60 of the Labour Code. Article 59 prohibits dismissal on protected grounds, including protected characteristics, trade-union membership or activity, lawful participation in a strike and the exercise of specified employment rights. Article 60 creates temporary prohibitions during specified periods, including certified temporary incapacity for work, quarantine, maternity leave, parental leave, leave to care for a sick child, annual leave, paternity leave, caregiver leave and certain emergency family absences. A pregnant employee is protected if the employer knew of the pregnancy before issuing the decision. Separate anti-discrimination and retaliation rules may also apply under Law no. 202/2002 and the Whistleblower Protection Law no. 361/2022.

The protected-period analysis should be made immediately before the dismissal decision is issued and communicated. Article 60 also contains an exception linked to judicial reorganisation, bankruptcy and dissolution of the employer, but it should be applied only after checking the employer’s precise legal status and the special insolvency rules.

Does every dismissed employee receive 20 working days’ notice?

No. Article 75 grants a minimum notice period of 20 working days for dismissal due to medical unfitness, professional inadequacy and redundancy under Articles 65 and 66. It does not create a universal notice period for every type of dismissal. In particular, disciplinary dismissal does not carry the same statutory notice entitlement.

The notice period and its start date should be documented clearly. Employers should not assume that paying an equivalent amount automatically remedies a failure to observe the statutory notice period. If the parties want a negotiated exit with compensation, that should be structured separately as a genuine mutual termination agreement.

How does disciplinary dismissal work?

Employee dismissal in Romania based on misconduct is the most procedure-sensitive route. Before imposing it, the employer must ordinarily conduct the prior disciplinary investigation regulated by Article 251. The process should include a written summons specifying the subject, date, time and place of the meeting, a real opportunity for the employee to present explanations and evidence, and a documented assessment of the defence.

The sanction must also be proportionate. Article 250 requires the employer to consider factors such as the circumstances of the misconduct, degree of fault, consequences, the employee’s general conduct and any previous disciplinary sanctions. A finding that misconduct occurred does not automatically justify dismissal if a lesser sanction is proportionate.

The disciplinary decision must be issued in writing within 30 calendar days from the date the employer became aware of the misconduct, but no later than six months from the date of the act. It must contain all mandatory elements under Article 252 and be communicated within five calendar days of issue. Read our dedicated guide to the disciplinary procedure in Romania.

Evidence that usually matters

• the internal regulation, policies and lawful instructions allegedly breached;
• proof that the employee received or could access those rules;
• emails, access logs, reports, witness statements or other lawfully obtained evidence;
• the summons, interview record, employee’s written defence and supporting documents;
• a reasoned proportionality assessment; and
• proof of issuing and communicating the final decision within the statutory periods.

How should professional inadequacy be documented?

Professional inadequacy concerns the employee’s ability to meet the professional requirements of the role; it is not a disciplinary accusation. Article 61(d) provides the legal ground for dismissal, while Article 63(2) requires the employee to undergo a prior evaluation under the procedure established by the applicable collective labour agreement or, in its absence, the internal regulation.

The evaluation should rely on objective, role-related standards communicated in advance. The job description, performance objectives, prior reviews, training records and concrete work results should tell a consistent story. A hastily created evaluation standard or a process designed around one predetermined outcome is vulnerable to challenge.

Before dismissal, Article 64 requires the employer to offer available positions compatible with the employee’s professional training or, where relevant, work capacity. If no suitable vacancy exists, the employer must seek the support of the territorial employment agency. The employee has three working days to express written consent to an offered position.

What is required for medical-unfitness dismissal?

Medical unfitness under Article 61(c) cannot rest on a manager’s impression or an ordinary performance assessment. It must be established through a decision of the competent medical bodies. The employer must then follow the compatible-vacancy process under Article 64 and grant the minimum statutory notice.

This ground should also be kept distinct from disability discrimination and reasonable workplace accommodation issues. Medical information must be handled with particular attention to confidentiality and data-protection requirements.

When is redundancy lawful?

Employee dismissal in Romania for redundancy is governed principally by Article 65. It is lawful when the employee’s position is effectively eliminated and the elimination has a real and serious cause unrelated to that employee. The employer does not have to prove that dismissal was the only imaginable business choice, but it should be able to show that the reorganisation is genuine and that the eliminated role no longer exists in substance.

A defensible file commonly includes the competent corporate decision, the business rationale, organisational charts before and after implementation, the updated headcount and job descriptions, financial or operational supporting material where relevant, and evidence that the employee’s duties were genuinely removed or redistributed.

A changed job title alone is not decisive. Courts can examine whether a supposedly eliminated position continues in substance or is promptly refilled under a different label.

Where only some identical or comparable positions are removed, the selection issue requires particular care. In Decision no. 30/2020, the High Court declined to rule on the merits and dismissed the recurs în interesul legii as inadmissible. It held that the question concerned applying the law to specific facts rather than resolving a genuine issue of legal interpretation. The decision therefore did not unify the divergent lower-court approaches described in the referral on whether selection criteria are required when an employer eliminates only some positions from a group of identical or similar positions. As a risk-management measure, any criteria used should be objective, consistently applied and supported by evidence.

Employers planning a broader reorganisation may also consult our guide to employee rights during company restructuring in Romania.

When do collective-dismissal rules apply?

A redundancy programme can become a collective dismissal if, within a period of 30 calendar days, the statutory thresholds in Article 68 are reached.

For threshold calculations, certain other employer-initiated terminations for reasons unrelated to the employee may also be counted when the statutory conditions are met. Fragmenting one programme into several documents or dates does not necessarily prevent the collective rules from applying.

The employer must begin consultations with the trade union or employee representatives in good time, provide the written information required by Article 69 and genuinely examine ways to avoid or reduce dismissals and mitigate their consequences. If the programme proceeds, the territorial labour inspectorate and territorial employment agency must receive the statutory notification at least 30 calendar days before dismissal decisions are issued, subject to the detailed Labour Code procedure.

What must the written dismissal decision contain?

The applicable deadline and the mandatory content should be analysed separately. Article 62 establishes the deadline for issuing decisions based on Article 61(b)–(d) and also requires the decision to state its factual and legal reasons, the challenge period and the competent court. Article 76 sets out the other mandatory elements applicable to dismissal decisions, while Article 252 contains the specific requirements for disciplinary decisions. Depending on the case, the written decision should include:

• the factual and legal reasons for dismissal;
• the duration of the notice period, where applicable;
• the collective-dismissal selection criteria, where applicable;
• the list of available positions and the Article 64 response period, where applicable;
• for a disciplinary sanction, the mandatory elements in Article 252, including why the employee’s defence was rejected; and
• the statutory challenge period and competent court, where required.

The decision produces effects from communication to the employee. Communication should therefore be provable. The employer cannot ordinarily defend the case by introducing new dismissal reasons that were absent from the decision.

What are the main employer risks if the dismissal is unlawful?

A failure to comply with the legally required procedure results in absolute nullity under Article 78. Under Article 80, if the court cancels the dismissal, it orders compensation equal to the indexed, increased and updated salaries and the other entitlements the employee would have received. At the employee’s request, the court also restores the parties to the position existing before dismissal by ordering reinstatement.

Employment disputes move quickly and the employer bears the burden of proof under Article 272. A disciplinary decision may be challenged within 30 calendar days of communication under Article 252(5). For most other dismissal-related employment disputes, employees generally have 45 calendar days to challenge the measure under Article 268, calculated from the date on which the person concerned became aware of it, subject to the specific provisions applicable to the type of claim.

Additional exposure may arise from discrimination, whistleblower retaliation, unpaid rights, data-protection violations, collective consultation failures or inconsistent treatment of comparable employees.

A practical pre-dismissal checklist for employers

1. Identify the legal route. Confirm whether the case is dismissal, mutual agreement, resignation, expiry, probationary termination or another statutory form.
2. Check protected status. Verify leave, medical incapacity, pregnancy notifications, representative status, whistleblowing and discrimination risks.
3. Confirm decision-making authority. Make sure the correct corporate or managerial body approves the measure.
4. Audit governing documents. Review the employment contract, job description, internal regulation, policies and collective agreement.
5. Build the evidence file. Preserve documents lawfully and avoid post-hoc rationales.
6. Run the ground-specific procedure. Investigation, professional evaluation, medical decision, vacancy search or reorganisation documentation cannot be interchanged.
7. Check collective thresholds. Look at the complete 30-day programme, not only one employee or one department.
8. Calculate notice correctly. Apply it only where legally required, but do not shorten it.
9. Draft and quality-check the decision. Confirm every mandatory element, factual statement, date and attachment.
10. Plan communication and litigation readiness. Retain proof of delivery and a complete, chronological file.

If employment status itself is uncertain, first review our analysis of employee versus contractor risks in Romania. For prevention at the hiring stage, see our guidance on employment contracts in Romania.

Frequently asked questions

Disclaimer: This article provides general information and does not constitute legal advice. The correct procedure depends on the dismissal ground, employment documents, employee status and facts of the case.

AI Notice: AI-assisted content, reviewed and approved by a qualified Romanian lawyer.

Buying property in Romania creates risk before the final sale agreement is signed. A reservation payment or pre-contract can already restrict the buyer’s options, particularly if the refund clause is weak or the property is described only by its marketing name. A focused review should begin while the buyer can still require documents, renegotiate or withdraw without losing a substantial deposit.

This guide focuses on the checks that can change a foreign buyer’s decision. It complements our broader guide to buying property in Romania and the separate explanation of the Romanian Land Registry process.

The scope depends on the asset. An apartment review differs from the acquisition of a house and land, an off-plan unit, agricultural land or commercial premises. The practical starting point is an exact asset list: apartment, parking space, storage area, land share, access rights and every separately registered cadastral unit.

Romania’s system is governed principally by Law no. 7/1996 on cadastre and real-estate publicity. Registered information must be checked against title documents, cadastral plans, construction records, the physical situation and the commercial package promised by the seller.

Is a Land Registry extract enough?

The buyer should understand every notation. Mortgages, seizures, litigation, pre-emption rights, easements and prohibitions may affect closing or use. An older copy supplied by an agent is not a substitute for a current extract for the correct cadastral number. The National Agency for Cadastre and Land Registration administers the system.

Historical title documents explain how the seller acquired the asset and whether marital, succession, restitution, authority or earlier-transfer issues require closer examination. See also our guide to property ownership and document verification.

Which title and cadastral checks matter most?

Compare the seller’s identity and capacity with the registered owner, then match the address, cadastral number, surface, category of use, floor plan and boundaries across the Land Registry, cadastral documentation and physical inspection. Differences are not always fatal, but they must be explained before payment.

For houses and land, confirm legal access to the public road, not merely practical access over another property. Review easements, shared roads, utility corridors and maintenance arrangements. For apartments, identify the individual unit and the related share in common parts and land.

How should construction documents be checked?

Construction works are principally regulated by Law no. 50/1991. The review may include the building permit, approved project, amendments, reception protocol and technical book. Law no. 10/1995 on construction quality provides the wider quality framework.

Alterations inside an apartment also matter. Removed walls, enclosed balconies, changed layouts or combined units may not match approved and cadastral plans. Legal due diligence does not replace a technical survey, structural assessment or measurement by an authorised specialist.

What should be checked for a condominium apartment?

Review both the individual unit and the building-level position: unpaid common expenses, litigation involving the owners’ association, major repairs, special contributions, insurance, common utilities and restrictions affecting use.

Law no. 196/2018 makes the seller’s position with the owners’ association relevant to transfer documentation. Request information about approved or foreseeable works where these may create material cost.

An energy performance certificate is part of transaction documentation in the cases governed by Law no. 372/2005, but it does not replace a technical inspection or assessment of actual utility costs.

Do foreign buyers need an ownership eligibility review?

The route depends on nationality, residence, the asset and applicable treaty or EU rules. Law no. 312/2005 governs land acquisition by foreign citizens, stateless persons and foreign legal entities. Eligibility should be confirmed before a binding pre-contract.

Extravilan agricultural land requires separate analysis because Law no. 17/2014 establishes special conditions and a pre-emption procedure. Our service page on how to buy a property in Romania explains the broader ownership-route question.

How should planning, access and intended use be tested?

Ownership does not guarantee the proposed use. For land, commercial premises or redevelopment, review planning status, building indicators, protected-area constraints, access, utility capacity and approvals specific to the intended activity.

For income-producing property, review leases, deposits, side letters, termination rights, arrears, service charges and whether vacant possession can be delivered. A company acquisition that includes property also requires corporate, tax, contractual and litigation review.

When should a buyer stop, renegotiate or impose conditions?

Not every issue requires withdrawal. Some defects can be corrected before closing; others can be addressed through a price adjustment, retention, escrow, creditor payoff, warranty, indemnity or condition precedent. The response should reflect probability, financial impact and the effect on transfer, use, financing and resale.

Be cautious where title cannot be established, cadastral identity is uncertain, material works lack documentation, legal access is missing, litigation threatens the asset or the contract shifts unresolved risks to the buyer without a workable remedy.

Real estate due diligence in Romania: pre-signing checklist

1. Confirm buyer eligibility and ownership structure, especially where land is included.
2. Identify every cadastral unit and accessory right in the commercial deal.
3. Obtain a current Land Registry extract and review every notation.
4. Trace the seller’s title and verify capacity and signing authority.
5. Compare the registered description with the physical property.
6. Review permits, approved plans, reception records and the technical file.
7. Check access, utilities, easements and shared infrastructure.
8. Assess planning status and intended use.
9. Investigate condominium debts, disputes and planned works.
10. Align the reservation, pre-contract and final agreement with the findings.
11. Condition payment and closing on outstanding releases or corrections.
12. Coordinate legal review with technical, tax, financing and valuation advice.

The bottom line

Real estate due diligence in Romania is a decision process, not a document-collection exercise. The buyer needs a coherent answer about ownership, asset identity, legal use, physical status and contractual protection. The safest time to resolve inconsistencies is before a reservation payment or pre-contract makes withdrawal expensive.

AI Notice: AI-assisted content, subject to review and approval by a qualified Romanian lawyer.