Archives March 2026

Workplace Investigations in Romania: Employer Guide

Employment compliance · Romania

Workplace Investigations in Romania: Employer Guide

A workplace investigation should separate what happened, whether a workplace rule was breached and what response is proportionate. Treating an allegation as established misconduct, or sanctioning an employee before giving a genuine opportunity to respond, can undermine an otherwise legitimate employment decision.

This guide is for Romanian employers, foreign-owned companies, HR teams and managers handling complaints, misconduct allegations, harassment concerns or possible disciplinary action. The correct procedure depends on the facts, internal documents, evidence and current Romanian employment law.

Core rule: a complaint is an allegation, not a finding. A fact-finding review, grievance investigation and disciplinary investigation are not automatically the same process. When the employer considers a disciplinary sanction other than a written warning, Article 251 of the Labour Code generally requires a prior disciplinary investigation and a genuine opportunity for the employee to defend themselves.

Play
Disciplinary procedure in Romania: the legal steps employers should follow when investigating misconduct and considering a sanction.

What is a workplace investigation in Romania?

A workplace investigation is a structured process for establishing facts relevant to an employment decision. It may concern alleged misconduct, harassment, discrimination, retaliation, conflicts of interest, misuse of company systems, confidentiality breaches or safety incidents.

The employer should define the investigation’s mandate before collecting evidence. The mandate should identify the concern, persons involved, relevant period, immediate risks and question the investigation must answer. It should not begin with a predetermined sanction or assume that the complainant’s version is already proven.

Fact-finding

Establish what happened, which records exist, who can provide relevant information and whether immediate safeguards are needed.

Disciplinary route

Use the Article 251 procedure when the employer is considering a disciplinary sanction other than a written warning.

Proportionate response

Separate the finding from the remedy and assess the employee’s fault, consequences, conduct and previous sanctions.

Important: the investigation should identify both incriminating and exculpatory evidence. A file that collects only material supporting the initial allegation may be vulnerable even if the underlying concern was genuine.

What process should an employer follow?

The process should be adapted to the allegation. An initial complaint may require a fact-finding review, grievance procedure, safeguarding response or a specialised investigation. If the employer moves toward a disciplinary sanction, the statutory disciplinary safeguards must be added before the decision is made.

Where the allegation concerns workplace harassment, violence or discrimination, the employer should also verify any specific obligations arising under applicable anti-harassment and equal-treatment legislation and internal procedures.

Select a stage to see its legal and operational purpose.

Intake and scope

Record the allegation, persons involved, date, immediate risks and question the investigation must answer. Do not begin with a predetermined sanction.

SituationLikely routeKey safeguardRisk if mishandled
Initial complaint or concernFact-finding, grievance or safeguarding review.Define scope and preserve neutrality.A complaint is treated as proof before the facts are tested.
Possible disciplinary misconductArticle 251 disciplinary investigation.Written summons and genuine opportunity to defend.Sanction may be challenged for procedural failure.
Written warning onlyStatutory exception may apply.Confirm that the measure is truly a written warning.An incorrectly classified sanction may require the full procedure.
Harassment, discrimination or retaliationSpecialised investigation plus employment-law analysis.Protect complainants, witnesses and confidential data.Retaliation, privacy or discrimination exposure may increase.

When is a formal disciplinary investigation mandatory?

Article 251 generally requires a prior disciplinary investigation before any sanction other than a written warning. This applies when the employer is considering a demotion, suspension, disciplinary dismissal or another statutory disciplinary sanction. A management conversation, informal warning or internal email cannot safely replace the procedure where the contemplated measure is disciplinary and falls outside the written-warning exception.

The employer should identify the applicable workplace rule, the alleged act or omission, the decision-maker and the person responsible for the investigation. As a matter of good practice, the investigator should be sufficiently independent from the allegation and should disclose any conflict of interest. The file should show that the employee was given a real opportunity to respond, not only that a meeting was placed on the calendar.

If the employer concludes that the matter is not disciplinary, the reason should still be documented. A grievance or fact-finding process may lead to organisational measures, training, policy changes or protection for affected persons. It should not be used as a disguised disciplinary process that deprives the employee of Article 251 safeguards.

What are the employee’s rights during the investigation?

The employee should know the subject of the investigation and receive a written summons stating the subject, date, time and place. Under Article 251, the employee may formulate and support defences and offer the evidence and reasons they consider necessary. At the employee’s request, they may be assisted by an external labour-law consultant or by a representative of the trade union of which they are a member, in accordance with the Labour Code in force at the time of the investigation. The summons should be sufficiently clear for the employee to understand the allegation and prepare a meaningful response.

The employer should allow the employee to provide explanations and propose or submit evidence relevant to the allegation. The investigator should consider that material and record why it is accepted, rejected or considered immaterial. A refusal to answer a question is not automatically proof of misconduct, and an employee’s absence does not prove the allegation.

If the employee does not attend without an objective reason after a lawful summons, the employer may continue under the statutory conditions. The file should preserve the summons, proof of delivery, any explanation for non-attendance and the decision to continue. The employer should not use the absence to bypass the duty to assess the available evidence fairly.

Clear summons

State the subject, date, time and place, allowing the employee to understand and prepare for the hearing.

Real defence

Allow explanations, relevant evidence and assistance by a labour-law consultant or permitted trade-union representative at the employee’s request.

Complete record

Keep proof of delivery, attendance, submissions, questions, answers and the reasoning used in the final decision.

How should evidence and confidentiality be handled?

Evidence should be relevant to the defined allegation and obtained through authorised, lawful and proportionate channels. Employers should identify who may access HR files, whether monitoring policies were communicated, how records are retained and whether access can be limited to the investigation team.

Digital evidence may include emails, access logs, system records, messages, time records or video material, but its availability does not automatically make its use lawful or decisive. The employer should consider purpose, necessity, proportionality, notice, access controls, the privacy interests of employees and third parties, and whether monitoring measures were previously implemented and communicated in accordance with applicable employment and data-protection requirements.

The GDPR does not prevent a workplace investigation, but it requires a lawful, fair and proportionate approach. Health data, recordings, allegations of harassment and messages involving third parties require particular care. The employer should avoid distributing the file more widely than necessary and should communicate findings only to persons with a legitimate role.

Select an evidence category to review the main safeguard.

Policies and rules

Keep the internal regulation, policy, job description or lawful instruction that allegedly applies, together with evidence that the employee could access it.

How is a disciplinary sanction chosen?

Article 250 requires an individualised proportionality assessment. The employer should consider the circumstances of the act, the employee’s degree of fault, the consequences, general conduct and previous disciplinary sanctions. The same rule breach may justify different responses depending on intent, repetition, actual harm, training and whether the rule was clear and accessible.

The reasoning should connect the evidence to the finding and the finding to the sanction. A written decision that simply repeats the allegation without explaining the defence, fault and proportionality may be difficult to defend. The employer should also distinguish a disciplinary sanction from a performance-management measure, redundancy, professional inadequacy or a business reorganisation.

Disciplinary fines are prohibited. An employer should not disguise a fine as an unlawful salary deduction or informal penalty. Any financial measure must be assessed separately under the applicable employment and payroll rules. The written decision should explain the legal basis, factual conduct, sanction and challenge information required by law.

Select each control before communicating a sanction.

Scope and authority

Confirm the legal route, applicable rule, decision-maker and investigator. Check for conflicts of interest before the process moves forward.

When can disciplinary dismissal be used?

Disciplinary dismissal under Article 61(a) is reserved for serious misconduct or repeated breaches of workplace discipline. It requires the prior disciplinary investigation and a written, reasoned decision complying with the applicable Labour Code requirements. There is no universal rule that a lesser sanction must always be issued first, but the seriousness and proportionality of dismissal must be demonstrable on the facts.

The employer should not use disciplinary dismissal to solve a redundancy, professional-inadequacy or performance-management problem that belongs to a different legal route. The legal ground determines the evidence, procedure, decision and risks. Re-labelling a business or performance issue as misconduct can make the decision vulnerable.

Before dismissal, the employer should test whether the internal rule was valid and accessible, whether the employee’s conduct is established, whether the employee’s explanations were considered, whether lesser measures were relevant and whether the sanction is proportionate to the actual harm and circumstances.

What deadlines and decision content apply?

The disciplinary sanction decision must ordinarily be issued within 30 calendar days from the date on which the competent employer representative is considered to have become aware of the misconduct and no later than six months from the act. It must be communicated within five calendar days of issue. The employer should preserve proof of awareness, issuance and communication because a disagreement about dates can become central in litigation.

Decision elementWhat it should addressWhy it mattersControl before issue
Factual descriptionThe act or omission, with enough detail to identify the allegation.Prevents an unclear or post-hoc case.Match the description to the evidence and hearing subject.
Breached ruleInternal regulation, contract, statute or lawful instruction.Connects the conduct to a binding obligation.Show that the rule existed and was accessible.
Defence analysisWhy the employee’s explanations and evidence were accepted or rejected.Shows that the hearing was genuine.Address material submissions specifically.
Legal basis and remedyApplicable Labour Code provision, challenge period and competent court.Supports informed challenge and judicial review.Use the current statutory wording and verify communication.

Deadlines and content should be checked against the current Labour Code and the specific facts. The employer should not rely on a generic template that omits the allegation, defence analysis, legal basis, sanction or challenge information required for the decision.

Common employer errors

Starting with a conclusion

The investigator collects only incriminating material and treats the complaint as an established fact.

Using a generic summons

The employee cannot understand the subject of the hearing or prepare a meaningful defence.

Missing dates

The employer cannot prove awareness, issuance or communication within the applicable statutory period.

Other recurring problems include denying reasonable preparation time without recording a reason, ignoring the employee’s written defence, imposing a disciplinary fine or unlawful salary deduction, confusing performance management with misconduct and allowing a conflicted investigator to control the file.

Employers should also avoid broad circulation of allegations, informal promises about the outcome, deletion of relevant records, retaliatory treatment of complainants or witnesses and changes to the accusation after the hearing without giving the employee a fair opportunity to respond.

Practical checklist for Romanian employers

  • Define the allegation, scope, persons involved and immediate risks.
  • Identify whether the matter is fact-finding, grievance, safeguarding or disciplinary.
  • Preserve relevant evidence through authorised and proportionate channels.
  • Appoint an impartial investigator and record the mandate and any conflict check.
  • Identify the internal rule, contract term, policy or lawful instruction involved.
  • Summon the employee in writing with the subject, date, time and place.
  • Allow explanations, relevant evidence and permitted assistance.
  • Assess both incriminating and exculpatory material and record the reasoning.
  • Apply the Article 250 proportionality factors before choosing a sanction.
  • Check that dismissal, if contemplated, uses the correct legal ground.
  • Issue and communicate a complete written decision within the statutory deadlines.
  • Restrict access to the file and retain evidence of delivery and communication.

Frequently asked questions

Does every workplace complaint require a disciplinary investigation?

No. An initial complaint may require fact-finding, a grievance review or a safeguarding investigation. Article 251 becomes central when the employer considers a disciplinary sanction other than a written warning.

Can an employee refuse to attend the disciplinary hearing?

The employee should attend or explain an objective reason for absence. After a lawful written summons, an unjustified absence may allow the employer to continue under Article 251, but the absence is not itself proof of misconduct.

Can an employer use emails and access logs as evidence?

Potentially, if the material is relevant, lawfully obtained, proportionate and handled with appropriate confidentiality. Monitoring policies, access controls and data-protection safeguards should be checked before relying on digital evidence.

Is disciplinary dismissal possible without a previous warning?

Yes, Romanian law does not impose a universal requirement to issue a lesser sanction first. However, the misconduct must justify dismissal on the facts, the Article 251 investigation must be completed and the sanction must be proportionate.

What is the deadline for issuing a disciplinary sanction?

The decision is ordinarily issued within 30 calendar days from the employer’s awareness of the misconduct and no later than six months from the act. It must be communicated within five calendar days of issue.

What makes a workplace investigation defensible?

A clear scope, impartial handling, relevant and lawfully obtained evidence, a genuine opportunity for the employee to respond, proportionality analysis and a complete written decision supported by proof of communication.

Need advice before a workplace decision?

A focused review before a summons, sanction or dismissal can identify missing evidence, procedural risks and the correct employment-law route.

Book a consultation

Disclaimer: This article provides general information only and does not constitute legal advice or the creation of a lawyer-client relationship. The applicable procedure depends on the facts, employee category, internal documents, evidence and current legislation. Obtain a case-specific assessment before starting an investigation or issuing a sanction.

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

Modern apartment building with calculator and documents illustrating rental income tax in Romania

Non-Resident Tax in Romania on Property Income: The 2026 Guide

 

 

 

Non-Resident Tax in Romania on Property Income: The 2026 Guide

If you own property in Romania but live abroad, you must declare your rental income to ANAF every year. For long-term rentals, the rules are clear: a 20% flat deduction applies and you pay 10% tax on the remaining 80%, producing an effective rate of 8% on gross rent. Short-term rental taxation was modified by Law 239/2025 but the applicable regime depends on your specific situation. Filing is done via the Declarația Unică (D212) by 25 May. With the right guidance, compliance is manageable and the tax burden stays low.

Many foreign property owners in Romania discover their filing obligation only after ANAF finds them first. That is not a position you want to be in. Romanian tax law is clear: non-resident tax in Romania on property income applies to all owners of Romanian property, regardless of where they live. It doesn’t matter if you’re based in Germany, the UK, the US, or anywhere else. If your property is in Romania and it generates rent, Romania taxes it.

Tax Compliance Romania Hero Image Expert legal and tax guidance is essential for navigating the Romanian property market safely.

The good news is that for standard long-term rentals the system is straightforward. The tax rate is a flat 10%, applied to a reduced taxable base. The filing process is digital. And if your home country has a double taxation treaty with Romania, you likely won’t pay tax twice on the same income.

This guide reflects the current rules so you can understand your position and file correctly. Where the law is still developing or requires professional interpretation, we say so clearly.

Whether you’re already renting out an apartment in Bucharest or considering buying property in Romania, understanding your tax position from the start saves time, money, and stress.


Do Non-Residents Have to Pay Tax on Romanian Property Income?

Yes. Romania taxes income generated within its territory, regardless of where the property owner lives. This means rental income from any Romanian property is taxable in Romania, whether you are a resident of an EU country or anywhere else in the world. The obligation to declare and pay applies every year, as long as you earn rental income from the property.

This is what tax professionals call source-based taxation. According to ANAF’s official guidance on fiscal residence, non-resident individuals are liable to Romanian tax only on their Romanian-source income. Rental income from a property located in Romania is, by definition, Romanian-source income.

Bucharest Aerial Property View Bucharest remains a prime location for international real estate investment.

The obligation covers the following categories:

  • Long-term residential rentals (apartments, houses, rooms)
  • Commercial real estate leases (offices, retail spaces, warehouses)
  • Short-term rentals through platforms like Airbnb or Booking.com
  • Agricultural land leased to farming operators

There is no minimum income threshold that removes the obligation. Even a single month of rental income creates a filing requirement. The only question is which regime applies and how much you owe.

If you’re also exploring Romanian property law services for your broader investment needs, it’s worth addressing your tax position alongside your legal structure from the outset. Specialized land registry verification can also help ensure your tax record matches your ownership status.


What Law 239/2025 Actually Changed for 2026 (and What It Didn’t)

Several guides published in early 2026 overstate what Romania’s most recent tax legislation changed for property owners. It’s worth being precise, because the actual changes are narrower than much of the commentary suggests.

Law 239/2025 was published in Romania’s Official Journal in December 2025 and entered into force on 18 December 2025. Its income tax provisions apply to income earned from the 2026 fiscal year onwards.

What Law 239/2025 did not change: the long-term rental flat deduction. The 20% flat expense deduction for long-term rentals has been in place since 1 January 2024, introduced by Emergency Ordinance 115/2023 (OUG 115/2023). It replaced a transitional zero-deduction period in 2023 that followed the earlier 40% regime. If you filed correctly for 2024 and 2025, you were already using the 20% deduction. Law 239/2025 left this unchanged.

What Law 239/2025 primarily addressed is the short-term rental sector. The legislation introduced modifications to how short-term rental income is classified and taxed, including changes to the threshold above which rental activity is reclassified as independent commercial income. However, as explained in the section below, the practical application of these changes is still developing and requires individual assessment.

For long-term landlords, 2026 does not bring material change. For owners operating short-term rentals, the picture is more complex and professional advice is strongly recommended before filing.


How Is Tax Calculated on Long-Term Rental Income?

For long-term rentals, Romania applies a 20% flat expense deduction to gross income. You then pay 10% income tax on the remaining 80%. This makes the effective tax rate on gross rent exactly 8%. No receipts or documentation are required to claim the deduction. It is applied automatically when you file your return.

Long-Term Rental Calculation (2026)100%Gross Rent80%Taxable Base8%FINAL TAXEffective Rate

This deduction has been in place since 1 January 2024 under OUG 115/2023 and remains unchanged for 2026.

Here is the full calculation:

StepAmount / Rule
Gross annual rental income€10,000
Flat deduction (20%)€2,000
Taxable income (80%)€8,000
Tax due (10% of taxable base)€800

The maths is simple. The challenge for most foreign owners isn’t the calculation. It’s knowing they need to do it at all, and filing on time.

A note on social contributions (CASS). This is an area where the rules are more nuanced than many guides suggest, and the position for non-residents is not identical to that of Romanian residents. Whether CASS applies depends on several factors: the type and total amount of Romanian-source income you earn, how that income aggregates across different categories, and whether you fall within Romania’s social insurance obligations as a non-resident. If your rental income is substantial, it is essential to verify your CASS position specifically with a Romanian tax law adviser before filing.


Short-Term Rentals: What Changed and What Is Still Developing

Short-term rental taxation in Romania is the area of most active legislative change, and also the area where the greatest caution is required when reading guides published online.

Historically, income from renting up to 5 rooms on a short-term basis was taxed based on an income norm system (normă de venit), where ANAF assigned a fixed estimated annual income per room regardless of actual earnings.

Law 239/2025 introduced changes to this framework: it modified the room threshold above which short-term rental activity is reclassified as independent commercial income, and introduced provisions relating to the calculation of net income for short-term rentals. The legislation references a flat expense deduction approach as the new mechanism for determining net income in this category.

But the practical application of these changes is still developing. Full implementation depends on secondary legislation and updated ANAF methodological norms. As of the time of writing, the application of the new regime is not uniformly settled across ANAF interpretations.

What we recommend if you operate short-term rentals:

  • Do not assume that a single flat deduction rate applies automatically to your situation
  • Verify the current applicable regime with a tax specialist before filing
  • Keep detailed records of income and rooms rented, as these affect both classification and calculation
  • Be aware that ANAF has significantly increased monitoring of short-term rental platforms and has access to platform data

The direction of travel under Law 239/2025 is toward a simplified deduction approach for short-term rentals. But given that implementation is still developing, presenting precise numbers as settled would not be accurate. If you operate short-term rentals and want to understand exactly where you stand, contact our team for an assessment of your specific position.


How to File: The Declarația Unică Step by Step

Non-residents earning Romanian rental income must file the Single Tax Return (Declarația Unică), form D212, with ANAF. This form covers both income declaration and the establishment of any contribution obligations. The annual deadline is 25 May, confirmed by ANAF’s official 2026 filing guidance.

Play

The Compliance Roadmap:

  1. Step 1: Obtain a Romanian tax identification number (NIF). This is different from a residency permit. Even as a non-resident, you must be registered with the tax authorities (ANAF). This can be done through a Romanian representative.
  2. Step 2: Register your lease contract with ANAF. Long-term rental contracts must be registered via the lease registration process. Failing to register the contract adds a separate compliance failure.
  3. Step 3: Complete the Declarația Unică electronically. The form is filed through the ANAF digital portal (SPV). Do not assume your data will be pre-populated correctly. Treat the return as something you need to complete and verify yourself.
  4. Step 4: Declare both years. The return covers your actual income from the previous year and your estimated income for the current year.
  5. Step 5: Pay by 25 May. Payment can be made through the SPV portal or via banking channels. Use the correct payment reference.
ANAF D212 Filing Roadmap Filing the D212 is the most critical step in maintaining your legal standing in Romania.

A note on withholding by Romanian companies. If your tenant is a Romanian legal entity, the company may in certain circumstances be required to withhold tax at source. You will still need to file the return, and any withheld amounts are credited against your total liability.


Can a Double Taxation Treaty Reduce Your Overall Tax Bill?

Yes, but not in the way most people expect. A double taxation treaty won’t reduce the Romanian tax you pay locally. What it does is prevent you from being taxed twice on the same income: once in Romania and again in your home country.

Double Taxation Treaties Graphic Treaty protection ensures you aren’t penalized for international investments.

Romania has an extensive network of double taxation agreements, covering approximately 87 bilateral treaties. Most treaties work through one of two mechanisms:

  • The credit method: your home country taxes all your income but grants you a credit for the Romanian tax already paid.
  • The exemption method: your home country simply exempts Romanian-source income from domestic taxation.

The method applies depends on the specific treaty. Reviewing it before filing can meaningfully reduce your combined tax burden. If you’re also considering visa or residency options, be aware that changing your status has consequences for treaty application.


Real Case: How We Handled This for a Germany-Based Client

Our client was based in Germany and owned an apartment in Bucharest generating around €14,000 per year. They had not declared this income and were unsure about their obligations.

Calculation ItemValue
Gross annual rental income€14,000
Flat deduction (20%)€2,800
Taxable income (80%)€11,200
Final tax due in Romania (10%)€1,120

We clarified the position, registered the client, and filed the Declarația Unică. Because Germany and Romania have a double taxation agreement, the client was eligible for a tax credit in Germany. The overall burden was managed correctly for the first time.

Key takeaway: Compliance is not the obstacle people think it is. The obstacle is delay. The longer you wait, the more years of unfiled returns accumulate, and the more penalties accrue.


Conclusion

Non-resident tax in Romania on property income follows a clear, predictable framework for long-term rentals. The current rules apply a flat 10% rate after a 20% standard deduction, in place since 2024. The effective rate is 8% on gross rent. Filing is done annually via the Declarația Unică by 25 May.

For short-term rentals, Law 239/2025 introduced changes that are still developing in their practical application. If you operate in this category, professional advice before filing is not optional.

Three things matter most regardless of your rental type: understanding which regime applies to your specific situation, filing on time every year, and reviewing your double taxation treaty position to avoid paying more than you legally owe.

Secure Your Tax Position in Romania

Our legal team handles the entire process for foreign property owners: from NIF acquisition to expert filing and ANAF correspondence management.

Contact Our Tax Specialists

Frequently Asked Questions

Do non-residents have to pay tax on rental income from Romanian property?

Yes. Romania taxes income generated within its territory, regardless of the owner’s country of residence. Both EU and non-EU nationals must declare Romanian rental income annually to ANAF and pay a flat 10% income tax on their net rental income. There is no minimum income threshold that removes this obligation.

What is the flat deduction for long-term rental income in Romania?

The flat deduction for long-term rentals is 20% of gross rental income. This has been in place since 1 January 2024, introduced by Emergency Ordinance 115/2023. It was not changed by Law 239/2025. No documentation is required to claim it: the deduction is applied automatically when you complete the Declarația Unică.

How is short-term rental income taxed in Romania in 2026?

Short-term rental taxation was modified by Law 239/2025, which introduced changes to both the classification threshold and income calculation method for this category. However, the practical application of the new rules depends on implementation through secondary legislation and updated ANAF guidance. The applicable regime varies based on your specific situation. If you operate short-term rentals, we strongly recommend professional advice before filing rather than relying on a single fixed calculation.

How do I file the Declarația Unică as a non-resident?

You must obtain a Romanian tax identification number, then file form D212 electronically through ANAF’s SPV portal by 25 May each year. The return covers your actual income from the previous year and your estimated income for the current year. Do not rely on the return being pre-filled: verify all data carefully before submitting. If you can’t access the portal directly, a local representative can file on your behalf.

What happens if I don’t declare my Romanian rental income?

Failing to file the Declarația Unică results in administrative penalties plus daily interest on any unpaid tax. ANAF has the authority to issue a tax assessment based on estimated income if no return is filed. Romanian tax authorities also have access to data from short-term rental platforms. The longer the delay, the larger the accumulated liability. Voluntary compliance, even for prior years, is almost always a better outcome than waiting to be found.

Disclaimer: This guide provides general information only and does not constitute legal or tax advice. Romanian legislation and ANAF administrative practices are subject to frequent change. Always consult with a qualified Romanian lawyer or tax advisor for your individual situation. Atrium Romanian Lawyers takes no responsibility for outcomes based on this general guidance.

Related Resources

Changing shareholders in Romania 2026 legal guide showing business professionals, financial risks, and share transfer process illustration

Changing Shareholders in a Romanian Company: The 2026 Legal Guide

Changing Shareholders in a Romanian Company: The 2026 Legal Guide

TL;DR: Changing shareholders in a Romanian SRL requires a share transfer agreement, a shareholders’ resolution, an updated Articles of Association, and a Trade Register filing within 15 days. Since December 2025, Law 239/2025 adds a mandatory 15-day ANAF notification for any controlling stake transfer. From 1 January 2026, capital gains tax on direct share sales rises from 10% to 16%. Incomplete documents or missed deadlines can derail funding rounds and trigger significant penalties.

Romanian lawyers discussing corporate shareholder structure in a modern office

Strategic legal consultation for complex shareholder changes in Romanian SRLs.


📹 Video Guide: Changing Shareholders in Romania

Watch this comprehensive video guide covering the essentials of shareholder changes, share transfer procedures, and key legal considerations for Romanian companies in 2026.

Play

Need Professional Help?

At Atrium Romanian Lawyers, we handle the entire shareholder change process — from drafting documents to Trade Register submission. We advise local clients and international investors on corporate governance, share transfers, and regulatory compliance.


What Does Changing Shareholders in a Romanian Company Actually Mean?

Earlier this year, one of our long-standing corporate clients came very close to losing an important investment deal. Not because of a financial problem or a contract dispute. Because one outdated name in a shareholder register stood between the company and a signed term sheet.

Changing shareholders in a Romanian SRL (societate cu răspundere limitată, or limited liability company) means transferring părți sociale (social parts, the Romanian term for ownership stakes) from one person or entity to another. This can happen through a sale, a gift, an inheritance, or a new capital subscription. The legal result is a change in the company’s ownership structure, which must be registered with the National Trade Register Office (ONRC).

AspectSRL (Limited Liability)SA (Joint-Stock)
Ownership UnitsPărți sociale (social parts)Acțiuni (shares)
Transfer MethodWritten agreement + ONRC filingFree market trading or private sale
Approval RequiredYes — shareholders’ resolutionGenerally no (unless restricted)
AoA UpdateMandatory for every transferNot required for each trade
RegistrationMust be filed within 15 daysRecorded in shareholder register

Unlike a joint-stock company (SA), where shares trade freely on the market, SRL social parts carry legal restrictions. They represent not just economic value but also voting rights, profit entitlements, and governance influence. A transfer isn’t complete until it’s properly documented and registered. Until that happens, it doesn’t exist as far as third parties are concerned.

This is also why updating the company’s Articles of Association is a mandatory step in every transfer, not an optional formality. If you’re setting up an SRL in Romania, understanding share transfer rules from day one will save you real trouble later.

Romanian shareholders and lawyers discussing corporate structure in a modern office

A comprehensive shareholder meeting ensures alignment before any official transfer filing.


When Is Shareholder Approval Needed for a Transfer?

Under Romanian corporate law, transfers between existing shareholders don’t require separate approval unless the Articles of Association say otherwise. Transfers to outside third parties are a different matter.

Shareholder Approval Rules for Share Transfers Who Is the Buyer? Existing Shareholder No approval needed (unless AoA says otherwise) Third Party (New Investor) 75% approval default (Law 31/1990) AoA Can Override (Law 223/2020) Set any threshold: 51% to 100% — overrides statutory default

Law 31/1990 on companies sets a default threshold requiring approval from shareholders holding at least three-quarters of the share capital. This default only applies when the AoA is silent on the matter.

Since Law 223/2020, shareholders have total freedom to set that approval threshold at any level they choose, directly in the Articles of Association. A company can require a simple majority of 51%, a unanimous 100%, or anything in between.

Law 223/2020 also abolished the old mandatory 30-day creditor opposition window that used to apply after publication in the Official Gazette. Before 2020, third-party transfers routinely took six to eight weeks because of that waiting period. Today, once the shareholders pass the resolution, the parties proceed directly to signing the transfer agreement and filing with ONRC.

This directly affects minority shareholder rights. A lower approval threshold in the AoA makes it easier for a majority to approve a third-party transfer over a minority’s objection. If you’re a minority shareholder, review your AoA carefully before any new investor enters the picture.


A legal professional signing and stamping a share transfer agreement in Romania

Every social part transfer must be documented by an attested or notarized agreement.

Step-by-Step: How to Change Shareholders in a Romanian Company

The process has six core steps. They must be completed in sequence, and each one demands accurate documentation.

6-Step Share Transfer Process
STEP 1 Draft Share Transfer Agreement Must be attested by a lawyer or notarized
STEP 2 Shareholders’ Resolution 75% approval for third parties (or AoA threshold)
STEP 3 Update Articles of Association Reflect new shareholder composition
STEP 4 File with ONRC (within 15 days) ⚠ Incomplete filings are rejected entirely
STEP 5 Update Beneficial Owner (UBO) Separate obligation with separate sanctions
STEP 6 Notify ANAF (controlling stakes) Law 239/2025 — within 15 days of transfer.
ONRC Filing Checklist
✓ Transfer agreement (lawyer-attested)
✓ Shareholders’ resolution (signed minutes)
✓ Updated Articles of Association
✓ ID documents + registration fee proof
⚠ 15-Day Deadline from Shareholders’ Resolution Missing this deadline means the transfer isn’t effective against third parties

Case Study: When Andrei came to us with a folder of incomplete online templates, steps 2, 3, and 4 all contained errors. The shareholders’ minutes used language that contradicted the AoA. The AoA itself hadn’t been updated since incorporation. The inactive shareholder had relocated abroad and was completely unreachable.

We restructured the entire dossier. We issued formal notifications to the shareholder’s last known address, documented every communication attempt to demonstrate due diligence, redrafted the shareholders’ resolution and updated AoA, and submitted a complete and consistent filing. The Trade Register approved the updated shareholding structure within three weeks. The investor transferred funds shortly after, and the company moved forward with its development plans.


What Changed in 2025 and 2026? New Rules You Must Know

Law 239/2025, published in Romania’s Official Gazette on 15 December 2025 and in force from 18 December 2025, introduced two new obligations for controlling stake transfers in Romanian SRLs: a mandatory ANAF notification and, where applicable, a debt guarantee requirement before the Trade Register will accept the filing.

Law 239/2025 — New Obligations for Controlling Stake Transfers 1. ANAF Notification (Mandatory) Transferor, transferee, or company must notify ANAF within 15 days of the transfer date Include: share purchase agreement + updated Articles of Association 2. Debt Guarantee (If Tax Debts Exist) Company or transferee must guarantee full amount of outstanding tax liabilities Options: cash deposit | bank letter of guarantee | insurance policy — enforced after 60 days 3. New Minimum Share Capital Rules New SRLs: minimum RON 500 | Turnover above RON 400,000: minimum RON 5,000 Existing companies above threshold: comply by end of 2027 | Non-compliance → dissolution risk

These changes add meaningful complexity to M&A transactions and investor onboarding timelines. When planning any controlling stake transfer, you need to factor in the time required to obtain tax clearance documentation, not just the drafting and signing process.


What Are the Tax Consequences of a Share Transfer in Romania?

For individual shareholders selling their stake in a Romanian SRL, the taxable gain is calculated as the difference between the sale price and the original acquisition cost of the social parts. Under the Romanian Fiscal Code (Law 227/2015), this gain is classified as capital income.

ScenarioTax Rate (2026)Notes
Individual — Direct Sale16% (was 10%)Most SRL social part sales; no broker involved
Individual — Via Broker (held >365 days)3%Through a licensed financial intermediary
Individual — Via Broker (held <365 days)6%Through a licensed financial intermediary
Corporate Seller16% CITGain included in ordinary profits
Corporate — Participation Exemption0%≥10% stake held ≥1 year uninterrupted

Important: Since 1 January 2026, gains from share transfers not performed through a licensed financial intermediary are taxed at 16%, up from the previous 10%. This covers the vast majority of direct SRL social part sales. Individual sellers must declare capital gains through the annual declarație unică, due by 25 May. This is separate from the ANAF notification requirement under Law 239/2025 — both can apply to the same transaction.

Getting the tax side of a share transfer right starts at the structuring stage, before documents are signed. This is one of the areas where the corporate law services side of legal work and the tax side must move together.


Reservation Agreements vs. Pre-Contracts: Understanding Shareholder Approval Thresholds

Approval ThresholdLegal BasisWhen It Applies
75% of share capitalLaw 31/1990 (default)Third-party transfers when AoA is silent
Custom threshold (51%–100%)Law 223/2020When AoA expressly sets a different threshold
No approval neededLaw 31/1990Transfers between existing shareholders (unless AoA requires it)
Unanimous (100%)AoA provisionWhen founders want maximum control over new entries

Common Mistakes That Delay or Block a Share Transfer

6 Common Mistakes That Block Share Transfers
❌ Generic Online Templates Inconsistent with your AoA → filing rejected;
❌ Outdated Articles of Association Old names, wrong capital figures → whole filing fails;
❌ Missing 15-Day ONRC Deadline Transfer not effective against third parties;
❌ Unchecked Tax Debts ONRC blocks registration without ANAF clearance;
❌ Forgotten UBO Declaration Separate obligation with separate penalties;
❌ Missing Foreign Shareholder Docs Missing apostille or translation → delayed filing.
 
✅ Solution: Professional Legal Review From the Start
 
The cost of fixing a rejected filing is always higher than getting it right the first time.

Do You Actually Need a Lawyer to Change Shareholders in Romania?

For most transfers, Romanian law already provides the answer: yes, at minimum, for document attestation. The share transfer agreement for SRL social parts must be attested by a Romanian lawyer or authenticated by a notary. You can’t skip this step regardless of how simple the transaction seems.

Beyond that legal minimum, the honest answer is: it depends on the complexity of your situation. A straightforward sale between two existing shareholders in a clean, debt-free company with a simple AoA is manageable with proper legal support on the documents. A transfer involving a third party, a new investor, a foreign national, an unreachable shareholder, or a company with outstanding tax obligations is an entirely different matter.

It’s also worth considering whether a shareholder agreement in Romania makes sense alongside the transfer. A well-drafted SHA addresses governance, exit rights, and dispute resolution mechanisms in ways the AoA alone doesn’t cover.


The Bottom Line

Changing shareholders in a Romanian company is more than an administrative step. It changes voting rights, tax obligations, and legal relationships simultaneously.

First: Follow the correct sequence from agreement to resolution to AoA update to ONRC filing, within 15 days. Any gap in the chain creates legal exposure.

Second: Know the new rules. Law 239/2025 added ANAF notification obligations and debt guarantees for controlling stake transfers, and capital gains tax on direct share sales now stands at 16%. These rules are in force now, not coming.

Third: Build the documentation correctly the first time. The cost of fixing a rejected ONRC filing or a blocked registration is always higher than the cost of professional legal support at the outset.


Related Guides & Resources

Expand your understanding of corporate and company law in Romania with these complementary guides:


FAQ – Changing Shareholders in a Romanian Company

Q: How long does it take to change shareholders in a Romanian company?

A: Once the documents are correctly prepared, ONRC typically processes a share transfer registration within 3 to 7 business days.

The 15-day filing deadline runs from the date of the shareholders’ resolution.

For controlling stake transfers requiring ANAF clearance under Law 239/2025, build in additional time for the tax certificate or guarantee approval.

Q: Does a share transfer in an SRL need to go through a notary?

A: Not necessarily. The transfer agreement can be attested by a licensed Romanian lawyer rather than notarized.

Both formats are accepted by ONRC.

Notarization is required when the transfer is structured as a gift (donation) or when the parties choose it for added evidentiary certainty.

Q: What happens if a shareholder is unreachable or refuses to cooperate?

A: The correct legal approach is to issue formal notifications to their last known address, document all communication attempts, and proceed under the legally permitted procedure set out in Law 31/1990.

Thorough documentation of every notification step is what allows the Trade Register to approve the transfer.

Q: Do I need to update the beneficial owner register after a share transfer?

A: Yes, if the transfer changes who the ultimate beneficial owner is.

Romanian anti-money laundering legislation requires companies to maintain an accurate UBO declaration with the Trade Register.

This is a separate obligation from the share transfer filing itself, and failing to comply carries independent sanctions.

Q: Can a non-resident foreigner be a shareholder in a Romanian SRL?

A: Yes. Romanian law places no nationality restrictions on SRL shareholders.

Both non-resident individuals and foreign companies can hold social parts.

However, foreign shareholders must provide authenticated and translated identity documents.

Missing or improperly apostilled documents are one of the most frequent sources of delay in cross-border share transfers.


Disclaimer: This article is for general information only and does not constitute legal advice. Please consult with a qualified Romanian corporate lawyer to verify current laws and regulations before initiating any shareholder change. Laws and procedures are subject to change, and individual circumstances may vary.

Pre-contract antecontract Romania property purchase legal document and keys on desk

Pre-Contract (Antecontract) in Romania: What Every Buyer Must Know Before Signing

Pre-Contract (Antecontract) in Romania: What Every Buyer Must Know Before Signing

TL;DR: A pre-contract (antecontract de vânzare-cumpărare) in Romania is a binding preliminary agreement that locks in the price, terms, and timeline of a future property sale, often requiring a promisiune de vânzare. It doesn’t transfer ownership, but it creates real, enforceable legal obligations for both sides. A deposit is typically paid at signing. Getting every clause right protects your money. Don’t sign one without professional legal review, especially for off-plan or developer purchases.

Legal consultation for pre-contract antecontract review at a Romanian law office in Bucharest

Professional legal review of a property pre-contract at Atrium Romanian Lawyers


📹 Video Guide: Pre-Contracts in Romania

Watch this comprehensive video guide covering the essentials of pre-contracts (antecontracte), deposit rules, the Nordis Law, and key considerations for property buyers in Romania.

Play

Need Professional Help?

At Atrium Romanian Lawyers, we review, negotiate, and draft pre-contracts for buyers at every stage of the transaction. We advise local clients and international buyers on the implications of every clause.


What Is a Pre-Contract (Antecontract) in Romanian Law?

What is a pre-contract (antecontract) Romania and how does it relate to antecontractul de vânzare-cumpărare?

A pre-contract (antecontract) Romania, often called ”antecontractul de vânzare-cumpărare„ or „promisiunea de vânzare„, is a preliminary agreement in which the parties undertake the obligationto sell and/or buy or the obligation to purchase in the future.

In practice, un antecontract de vânzare-cumpărare it is a document that records key terms—price, subject, term of execution and conditions—so that purchase can be concluded later. 

A pre-contract in Romania is a binding preliminary agreement in which both parties commit to completing a property sale at a future date, under terms already agreed.

It creates firm legal obligations now, even though ownership only transfers when the final notarial deed is signed.

Under Romanian contract law, the pre-contract is governed primarily by Articles 1279 and 1669 of the Civil Code. Article 1279 states that a promise to contract must contain all the essential clauses of the intended final contract.

Article 1669 gives a court the power to issue a ruling that substitutes the final notarial deed if one party unjustifiably refuses to sign.

In plain terms: once you both sign a properly drafted pre-contract, neither side can simply walk away without consequences.

Lawyers and courts use the terms “antecontract,” “precontract,” and “promisiune bilaterală de vânzare-cumpărare” interchangeably. They all describe the same legal instrument under the Civil Code.

TypeWho Is BoundCommon Use
Bilateral Pre-ContractBoth buyer and sellerMost common in property transactions; locks in terms for both parties
Unilateral Promise (Seller)Only the sellerUsed when the buyer wants to secure the right to purchase but hasn’t fully committed
Unilateral Promise (Buyer)Only the buyerRare; used when the seller needs certainty of a committed buyer

The pre-contract is not a sale. It does not transfer ownership. It creates a personal obligation to complete the sale under agreed conditions.


Is Signing a Pre-Contract Required When Buying Property in Romania?

Do I need to sign the Antecontract at the Public notary?

While a verbal promise can create obligations, for safety both parties prefer to conclude the pre-contract before a notary  in Romania, so that the document is enforceable and can include clauses regarding the transfer of ownership rights.

No, Romanian law does not make the pre-contract mandatory for property purchases.

Parties can go directly to a notary and sign the final sale deed in a single step, if they both choose to.

In practice, though, a pre-contract is used in the overwhelming majority of Romanian property transactions:

  • When the buyer needs time to arrange financing
  • When the seller still needs to resolve a title issue
  • As the standard instrument for off-plan purchases, where the property doesn’t physically exist yet
  • Banks treat it as a prerequisite for mortgage applications

Signing a pre-contract before accessing credit is standard across the Romanian residential market, as noted by the Banca Națională a României in its Financial Stability Report, which tracks mortgage lending growth tied to preliminary agreements.

If you’re a foreign buyer navigating the Romanian market for the first time, our guide on the full property purchase process in Romania is a good starting point before you sign anything.


What Must a Romanian Pre-Contract Include?

Essential clauses and documents needed before signing

A valid pre-contract must contain all the essential clauses of the intended final sale contract. Without them, the agreement may be unenforceable, or it may leave you exposed to risks that are very difficult to fix later.

Notary signing a pre-contract antecontract for property purchase in Romania

Signing a pre-contract at a Romanian notary office

At minimum, every pre-contract should state:

  • The full identity of both parties (name, address, and ID or registration number)
  • A complete description of the property (address, surface area, cadastral number, and land book number)
  • The agreed total price and currency
  • The amount paid at signing as a deposit or advance
  • The deadline for signing the final notarial deed
  • The consequences if either party defaults
  • Any suspensive conditions that must be met before the final sale proceeds
Essential ElementWhy It Matters
Party IdentificationAct de identitate, registration number — prevents identity disputes
Property DescriptionAddress, surface, cadastral number, land book number — ensures the correct property is identified
Price & CurrencyAgreed total price — prevents later price manipulation
Deposit Type & AmountArvună vs. avans — determines penalty rules if deal falls through
Signing DeadlineExecution term — creates enforceable timeline
Default ConsequencesPenalties, deposit forfeiture rules — protects both parties
Suspensive ConditionsMortgage approval, cadastral registration — protects buyer from losing deposit unfairly

Suspensive conditions are particularly important and often poorly drafted. Common examples include mortgage approval by a specified bank deadline, completion of cadastral registration, removal of a mortgage or annotation from the land book, or the seller obtaining a succession certificate.

Before signing, always verify property ownership and check for encumbrances, annotations, or legal disputes registered against the property in the land book. This step is non-negotiable. For a deeper look, see our article on the property ownership verification process.

Case Study: When we reviewed a pre-contract for an international client purchasing an off-plan apartment, we identified several clauses exposing the buyer to significant financial risk. The deposit conditions were ambiguous about the type of payment made, the developer’s delivery obligations were vague, and there was no suspensive condition protecting the buyer in case of mortgage rejection. We identified these issues and negotiated revisions before any money changed hands.


How Deposits and Advance Payments Work in Pre-Contracts

Romanian law distinguishes between arvuna (earnest money), regulated by Arts. 1544–1546 Civil Code, and simple advance payments (avans), which represent partial payment of the price and are governed only by general contract rules.

 

Comparison between arvuna confirmatorie deposit and avans advance payment in Romanian pre-contracts

Understanding the legal difference between deposit types in Romanian property law

AspectArvună Confirmatorie (Deposit)Avans (Advance)
Legal BasisArticles 1544–1546 Civil CodeGeneral contract law
FunctionMutual penalty mechanismPartial payment of the price
Buyer DefaultsSeller keeps the depositReturn depends on contract terms
Seller DefaultsSeller returns double the depositReturn depends on contract terms
Typical Amount5%–10% of agreed priceVaries; can be any amount
Buyer ProtectionStrong — double return penaltyWeak — no automatic penalty
How the Arvună (Deposit) Mechanism Works BUYER Pays arvună at signing 5–10% PRE-CONTRACT Arvună held SELLER Receives arvună ❌ Buyer Defaults Seller keeps the entire deposit ✅ Seller Defaults Seller must return DOUBLE the deposit Poorly drafted pre-contracts describing a payment as “deposit” without specifying the type can be devastating for buyers.

In practice, deposits in Romanian property transactions typically range from 5% to 10% of the agreed price, as confirmed by Imobiliare.ro’s 2025 market guide for off-plan purchases.

Developer penalty clauses are another area of risk. Many standard developer pre-contracts historically included symbolic delay penalties of 2% to 3% per year, which barely compensated buyers for the real cost of a late completion. This is precisely why the Nordis Law capped advance amounts and introduced construction-milestone-based payment rules.


Reservation Agreements vs. Pre-Contracts: Key Differences

Not every document you’re asked to sign before a property purchase is a full pre-contract. Real estate agencies and developers often present reservation agreements (convenții de rezervare) at an earlier stage.

AspectReservation AgreementPre-Contract (Antecontract)
Legal NatureShorter, simpler commitmentFull preliminary agreement
Binding EffectLimited; reserves property for a periodBinding on both parties
Fee/DepositSmall reservation fee (should be refundable)Arvună or avans (5–10% of price)
NotarizationNot typically notarizedNotarization strongly recommended; mandatory for off-plan (Nordis Law)
Land Book RegistrationNot registrableCan be noted in the Land Book
Court EnforcementLimited enforceabilityCourt can substitute the final deed (Art. 1669)

Before December 2025, reservation agreements were largely unregulated in Romania. Non-refundable reservation fees were common. Buyers whose mortgage applications were rejected often lost their deposit with no legal recourse.

The consumer protection rules enforced by ANPC (Autoritatea Națională pentru Protecția Consumatorilor) already applied to standard-form reservation agreements used with consumers. Abusive clauses could be challenged under consumer law. Our article on abusive clauses in Romanian contracts covers the relevant legal framework.

Case Study: In one recent case, we advised an international client that a document presented as a “standard reservation form” contained a non-refundable clause with no carve-out for mortgage rejection. Had the bank declined the loan for any reason, the client would have lost the entire reservation fee. We renegotiated the clause before any money changed hands, adding an explicit mortgage rejection carve-out and a 30-day refund deadline binding on the agency.


What Happens If One Party Refuses to Sign the Final Contract?

Legal effects and remedies under Romanian law

If either party unjustifiably refuses to sign the final sale deed, the other party has two main options under Romanian law: claim compensation, or ask a court to substitute the contract.

Remedies When a Party Refuses to Sign One Party Refuses to Sign Final Deed Aggrieved party chooses remedy ⚖️ Specific Performance Art. 1669(1) Civil Code Court ruling substitutes the final deed 💰 Claim Damages Arvună rules apply Seller default → buyer gets 2× deposit

Under Article 1669(1) of the Civil Code, a court can issue a ruling that replaces the final notarial deed, effectively forcing the transaction through. This is specific performance in Romanian law. It’s available when the pre-contract contained all essential clauses, the requesting party fulfilled their own obligations, and the refusal is unjustified.

The statute of limitations for bringing this action is generally three years from the date the final contract was due to be signed.

The enforceability of a pre-contract in practice depends almost entirely on how well it was drafted. Courts have dismissed enforcement claims where the pre-contract lacked a clear deadline, a precise property description, or an unambiguous agreed price.


Pre-Contracts for Off-Plan Purchases: What Changed in December 2025

Off-plan residential construction project in Bucharest Romania subject to Nordis Law protections

Off-plan construction projects are now subject to stricter buyer protections under the Nordis Law

The Nordis Law, officially Law 207/2025, published in the Official Gazette no. 1133/08.12.2025, entered into force on 11 December 2025. It was a direct legislative response to the Nordis developer scandal, in which buyers paid large advance sums for apartments that were never delivered.

Key Protections Introduced by the Nordis Law

Nordis Law — Off-Plan Payment Milestone Rules STEP 1: Pre-Conditions Building permit in land book ✓ | Preapartamentare (separate unit entries) ✓ | Notarized form only ✓ STEP 2: Sale Promise Signed at Notary Notary must request land book notation on the same day (or next working day) STEP 3: Payments Into Dedicated Account Funds must go into a bank account used exclusively for the specific project Structural Frame → max 25% Released after verified completion Installations → further 20% Released after installations verified

Developers must now satisfy a set of cumulative conditions before they can sign any promise to sell:

  • The building permit must be recorded in the land book
  • Each individual unit must have its own separate land book entry through preapartamentare (pre-apartmentation)
  • All sale promises must be concluded in notarized form only
  • The notary is required to request land book notation of the sale promise on the same day of authentication

Advance payments must go into a dedicated bank account used exclusively for the specific project. Funds can only be released based on verified construction milestones. Misuse of advance funds is punishable by a fine of 1% of the developer’s annual turnover.

Important: The Nordis Law doesn’t cover option agreements, conditional sale contracts, joint venture development arrangements, and letters of intent. For those instruments, the general Civil Code rules apply without the specific financial protections. Professional review of developer construction contracts remains essential even after the Nordis Law came into force.

Case Study: In one of our mandates representing a foreign buyer in negotiations with a developer, the standard pre-contract contained no delivery deadline, no penalty clause for delays, and a clause allowing the developer to withdraw on 30 days’ notice without returning the full advance. We restructured the agreement around verified construction milestones, negotiated placement of the buyer’s payments into a dedicated account, and built in a refund guarantee. The model we insisted on for that client is substantially what the Nordis Law now requires by default.


How to Register a Pre-Contract in Romania’s Land Book

Romanian Land Book Cartea Funciara documents for pre-contract registration and property notation

Land Book (Cartea Funciară) documentation and cadastral records for property notation

Registering a pre-contract in Romania’s Land Book (Cartea Funciară) as a notation is not legally mandatory for all pre-contracts, but it is strongly advisable for any buyer.

Land Book Registration: Why It Matters ❌ WITHOUT Registration Binds only you and the seller Seller can sign another pre-contract Seller can borrow against the property Your position is severely weakened ⚠ No priority over later-registered interests ✅ WITH Registration Claim visible to all who search Legal priority over later interests Third parties cannot ignore it Registration fee: ~75 lei at OCPI ✓ Maximum buyer protection

The ANCPI (Agenția Națională de Cadastru și Publicitate Imobiliară) manages the land book system in Romania. The fee for registering a pre-contract notation at the local OCPI office is approximately 75 lei.

Under the Nordis Law rules, notaries are required to request land book notation of a sale promise for off-plan units on the same day of authentication. The UNNPR (Uniunea Națională a Notarilor Publici din România) provides guidance on notarization requirements and fees for preliminary property agreements.

Under Article 906 of the Civil Code, a land book notation of a pre-contract can be cancelled if no court action is initiated within six months of the agreed deadline for signing the final deed. Our detailed guide on Land Book registration in Romania covers every step of the process.


The Bottom Line: Don’t Let “Standard” Cost You Thousands

Three things matter most when it comes to pre-contracts in Romania.

First, a pre-contract is not a formality. It creates real, enforceable obligations from the moment it’s signed. The price, the deposit type, the deadline, and the default consequences are all legally binding from day one.

Second, the Nordis Law has meaningfully improved buyer protections for off-plan purchases. But it doesn’t apply to every contractual instrument used in the market, and it doesn’t replace careful due diligence on any individual transaction.

Third, the cost of a professional legal review before signing is a fraction of what it costs to fight a bad pre-contract in court. And it’s far less than the deposit you stand to lose.

Our team at Atrium Romanian Lawyers reviews, negotiates, and drafts pre-contracts for buyers at every stage of the transaction. We advise local clients and international buyers on the implications of every clause, and we represent clients in enforcement proceedings when things go wrong.


Related Guides & Resources

Expand your understanding of property law in Romania with these complementary guides:


FAQ – Pre-Contracts (Antecontracte) in Romania

Q: Can a pre-contract be signed without a notary in Romania?

A: Yes. A pre-contract can be concluded as a private document signed by both parties, without notarial authentication. This is legally valid and creates binding obligations. However, a private-form pre-contract cannot be noted in the Land Book without additional steps, and it carries less evidentiary weight. Recent legislative proposals following the Nordis scandal aim to require stricter formalities for off-plan residential sales, including the possible use of notarized promises of sale. The exact scope depends on the final legislative text.

 

Q: What happens to my deposit if the bank rejects my mortgage application?

A: It depends entirely on how your pre-contract is drafted. If it contains a suspensive condition expressly tied to mortgage approval and the bank rejects the application within the agreed timeframe, you’re generally entitled to recover the deposit in full. If no such condition was included, the default arvună rules apply: the buyer is treated as having defaulted, and the seller keeps the deposit. This is one of the most common and costly traps for buyers in Romania.

Q: How long is a pre-contract valid in Romania?

A: A pre-contract is valid for the period the parties agree. There is no legal maximum duration. In practice, most pre-contracts for resale properties carry deadlines of 30 to 90 days. For off-plan purchases, timelines are longer and typically tied to construction milestones. A land book notation can be cancelled if no court enforcement action is started within six months of the agreed deadline.

Q: Can I transfer a pre-contract to another person?

A: A pre-contract can generally be assigned to a third party, but only if the agreement expressly permits it or the other party consents in writing. Many developer pre-contracts explicitly prohibit transfer without the developer’s prior written approval. Failing to verify this correctly can leave you without enforceable rights.

Q: Does signing a pre-contract mean I own the property?

A: No. A pre-contract does not transfer ownership. Ownership in Romania transfers only when the final notarial deed of sale is authenticated and subsequently registered in the Land Book. Until that moment, the seller remains the legal owner. This is why Land Book registration of your pre-contract is so important: it doesn’t make you the owner, but it puts the world on notice of your claim.


Disclaimer: This article is for general information only and does not constitute legal advice. Please consult with a qualified Romanian property lawyer to verify current laws and regulations before signing any pre-contract. Laws and procedures are subject to change, and individual circumstances may vary.