Green agenda, product checklist and parcel on a bright marble desk, illustrating product safety and recall review in Romania.

Product Safety Complaint in Romania: What a Seller Should Do Before a Recall

Romanian business counsel · Product safety and supplier contracts

A customer reports that a product sold by your Romanian business may be unsafe. The immediate decisions concern affected stock, consumer protection, authority notification and evidence. Your supply contract then determines which costs you may be able to recover from another party.

In brief: Identify the product, reported hazard, affected batches and your actual role in the supply chain. Assess the applicable safety rules and take required protective measures and notifications promptly. A withdrawal stops affected products moving through distribution; a recall seeks the return of products already supplied to consumers. Contractual cost allocation does not replace statutory duties. Preserve one incident file and coordinate legal, technical and operational work.

This guide is for retailers, distributors and importers managing consumer-product safety concerns in Romania. Food, medicines and other excluded or specially regulated categories need their own framework. “Before a recall” means preparing the response, not postponing a recall or notification that is already required.

Need a product-incident review?

Atrium can review the complaint, authority correspondence, supply agreement and available product records to identify legal responsibilities, notice requirements and contractual exposure.

Is this a customer dispute or a product-safety incident?

A poor-quality item, late delivery and a potentially dangerous product raise different questions. A request for a refund does not exclude a safety issue: read what happened, how the product was used and whether injury, overheating, breakage, choking or another hazard is reported.

Preserve the original message, photographs, product identifiers, purchase details and the first response. Separate reported facts from verified findings. A technical specialist should assess the hazard and possible causes; counsel should identify the applicable duties and the response required from your company. Do not require multiple complaints or a completed laboratory report before considering measures justified by the information already available.

Product Incident Response Navigator

Select the signal your business received. The panel shows the first documents and decisions to review.

Customer safety complaint

Preserve the complaint and identify the product, batch, reported hazard and sales channels. Assess protective measures and any immediate notification duty against the information available.

  • Complaint, photographs and purchase record.
  • Product identification, instructions and supplier contact.
  • Decision log recording facts, uncertainties and actions.

This navigator organises a review. It does not classify product risk or determine whether a recall or notification is legally required.

Which product-safety rules apply in Romania?

Regulation (EU) 2023/988 on general product safety, known as the GPSR, applies from 13 December 2024. Article 2 defines its scope and its relationship with product-specific EU safety rules. Identify that relationship before relying on an obligation assigned to manufacturers, importers or distributors. Consult the consolidated GPSR text for the amendments incorporated into the regulation.

For products subject to EU harmonisation legislation, Article 2 excludes specified parts of the GPSR, including Chapter III, Section 1. Consequently, Articles 9–18 are not a universal checklist for every product carrying a CE mark. For many CE-marked products, sector-specific legislation is the primary source of operator obligations. The legal classification and covered risks, rather than the CE mark alone, determine the relationship between the regimes; other GPSR provisions can remain relevant. The European Commission’s general product-safety standards page is a useful starting point for the technical framework.

Depending on the product category and issue, competence may belong to the National Authority for Consumer Protection (ANPC) or another Romanian market-surveillance authority designated under the applicable legislation. Harmonised products are not automatically outside ANPC’s remit. For example, ANCOM’s radio-equipment surveillance guidance identifies responsibilities for both ANCOM and ANPC. The Romanian medicines and medical-devices agency (ANMDMR) has a specialist market-surveillance role for medical devices.

A consumer complaint to ANPC, a business notification and a formal enforcement measure are separate procedural events. Article 44 GPSR requires Member States to establish effective, proportionate and dissuasive penalties. For an inspection or sanction, verify the Romanian provision in force, the authority’s competence, the alleged breach and the applicable challenge deadline; the GPSR does not supply a single Romanian fine schedule.

Does being “only the retailer” remove responsibility?

No. Under the applicable framework, a retailer may be a distributor with its own duties. A Romanian company placing a product from a third country on the EU market may be an importer. Under Article 13 GPSR, placing a product on the market under your own name or trademark can bring manufacturer obligations; substantial modification has its own conditions.

Where Article 12 GPSR applies: paragraph (3) requires a distributor to withhold a product it considers or has reason to believe is dangerous or fails the specified requirements until it is brought into conformity. Paragraph (4) addresses a product already made available: the distributor must immediately inform the manufacturer or importer, ensure appropriate corrective measures and ensure immediate notification of the relevant market-surveillance authorities through the Safety Business Gateway. The authority-notification duty is in Article 12(4)(c).

That provision also covers the identification and safety-information requirements expressly listed there. A failure in those requirements is not, by itself, proof of a physical hazard. Determine the non-compliance and appropriate corrective measures; do not assume every missing label requires a consumer recall.

The Commission’s Safety Business Gateway guidelines explain that, for the distributor route, the manufacturer or importer may submit the information, but the distributor must do so if they have not. Retain evidence of the actual submission and its scope. An email asking the supplier to “handle compliance” does not demonstrate that notification occurred.

What if the manufacturer is outside the EU?

Identify the actual importer and the EU responsible economic operator before relying on a foreign supplier’s assurances. For non-harmonised consumer products where Article 16 GPSR applies, the product must have an operator established in the EU responsible for the specified tasks. The eligible roles are identified through Article 4(2) of Regulation (EU) 2019/1020 on market surveillance: an EU manufacturer, an importer where the manufacturer is outside the EU, a duly mandated authorised representative, or a fulfilment service provider in the circumstances specified there.

These roles are not interchangeable. A distributor does not automatically become the importer, and naming a responsible person does not remove other operators’ own duties. For harmonised products, check the sector rules and the applicable requirements of Regulation 2019/1020, rather than applying Article 16 GPSR indiscriminately.

What is the difference between withdrawal and recall?

Withdrawal: control distribution

Article 3 GPSR defines withdrawal by reference to preventing a product in the supply chain from being made available on the market. Identify warehouse stock, goods in transit, store inventory and active online offers.

Implement and record the relevant stock and sales controls. A listing removed from one website does not establish that every sales channel is controlled.

Recall: reach consumers

A recall aims to obtain the return of a product already supplied to consumers. It requires a workable identification, communication and remedy process.

Some incidents require both withdrawal of remaining inventory and recall of sold units. The correct measures depend on the risk, distribution history and applicable law.

Can you trace the affected batch through the business?

Build a product-specific distribution record. Connect supplier identifiers to internal stock codes, shipment records, stores, online orders and customer contact information lawfully held. Record uncertain quantities explicitly; avoid presenting a partial stock search as a complete batch reconciliation.

Use consumer contact data to the extent necessary for safety communications and handle it under the General Data Protection Regulation (GDPR). Article 35(1) GPSR requires economic operators and, where applicable, online marketplaces collecting customer personal data to use that information for recalls and safety warnings. This supports necessary direct contact with affected customers, not unrestricted use of every item of customer data. Where processing is necessary to fulfil an applicable legal obligation, Article 6(1)(c) GDPR can provide the legal basis; that does not justify unrelated marketing or unrestricted disclosure. Keep the processing transparent, restrict access and retain the data only as justified by the applicable purpose and legal requirements.

Article 35(2) separately requires businesses with product-registration systems or loyalty programmes identifying purchases for other purposes to offer customers the option of providing separate contact details solely for safety communications.

Injury reports may include health data, which require a separate applicable condition under Article 9 GDPR as well as an Article 6 basis. Collect only necessary information, restrict access and arrange secure disclosure to advisers and authorities. Do not include identifiable medical records in a public recall notice.

Batch Traceability Explorer

Tick each stage only when its records are available for review. Copy the resulting document-gap list for your team.

0 of 4 document stages marked available.

Documents still to collect

  • Supplier: product and batch identifiers, invoices and shipment records.
  • Warehouse: stock reconciliation, transfers and recorded stock controls.
  • Sales channels: affected listings, store allocations and order exports.
  • Consumers: lawful contact route, communication log and remedy records.

Availability is not evidence that the records are complete or accurate.

Selections remain in this page and reset when it is reloaded. The tool does not upload records or verify traceability compliance.

When must the business notify authorities or report an accident?

The trigger and responsible actor depend on the product regime, your role and the information received. Where the relevant GPSR duties apply, notification can be immediate. A commercial approval process or dispute over reimbursement must not postpone a required submission.

The European Commission’s Safety Business Gateway is the business notification portal. The public Safety Gate portal provides information on dangerous products and alerts. These have different functions: searching public alerts does not submit your business notification.

Article 20 GPSR separately addresses accidents associated with product use. Paragraph (2) covers death or serious adverse effects on health and safety, whether permanent or temporary, including injury, illness and chronic health effects. Under paragraph (1), the manufacturer must ensure notification through the Safety Business Gateway to the competent authority of the Member State where the accident occurred, without undue delay from learning of it.

Under Article 20(3), importers and distributors that know of an accident caused by a product they placed or made available on the market must inform the manufacturer without undue delay. The manufacturer must notify under paragraph (1) or instruct the importer or one of the distributors to notify. Where the manufacturer is outside the EU, paragraph (4) requires the responsible person within Article 16(1) GPSR or Article 4(1) of Regulation 2019/1020, if aware of the accident, to ensure notification. Verify the reporting actor, timeline and authority against the product regime and facts. A separate dangerous-product notification may be required even where no accident or injury has occurred.

Keep the notification record

Identify the submitting entity, products, countries, reported risk, measures and updates. Keep the submission confirmation and correspondence. If quantities or findings change, coordinate the necessary updates rather than leaving incompatible versions with different authorities.

What must a consumer-facing recall communication contain?

Under Article 35 GPSR, affected consumers who can be identified must be notified directly and without undue delay, according to the actors’ respective obligations. Where direct contact cannot reach everyone, use appropriate additional channels to achieve the widest possible reach.

Article 36 governs written recall notices, including identification of the product and hazard, the action consumers should take, available remedies and a contact route. Use the Commission’s recall-notice template under Implementing Regulation (EU) 2024/1435. Prepare the notice in the relevant languages, including Romanian for the Romanian consumer audience.

Article 36(2)(c) requires a clear hazard description and excludes wording that reduces consumers’ perception of risk, including “precautionary” and statements that no accidents have been reported. Make the product and batch identifiable without requiring the consumer to interpret an internal stock code. Provide accessible formats: important product identifiers shown in an image should also appear as machine-readable text. Ensure the contact team can explain and implement the stated remedy.

Article 37 requires the economic operator responsible for the safety recall to offer an effective, cost-free and timely remedy. As a general rule, that operator must offer a choice between at least two of repair, replacement with a safe equivalent and an adequate refund at least equal to the price paid. The limited exception for impossible or disproportionately costly remedies requires assessment under the provision’s conditions; a budget preference alone is insufficient. As an operational check, confirm that each offered option can actually be delivered through the recall process.

The remedy must not cause significant inconvenience. Consumers must not bear shipping or other return costs; for products that are not portable by their nature, the operator must arrange collection. Consumers remain entitled to a refund if repair or replacement is not completed within a reasonable time and without significant inconvenience. These logistics belong in the response plan and budget.

Are recall remedies the same as warranty or injury claims?

No. Article 37 preserves the relevant consumer sales rights. In Romania, Emergency Ordinance No. 140/2021 on consumer sales of goods provides the separate framework for conformity and remedies in the sales relationship, subject to its own conditions and time limits. Do not assume a commercial warranty period defines the limits of a product-safety recall.

Regulatory safety duties are also separate from potential civil liability for injuries or property damage caused by a defective product. Romanian Law No. 240/2004 on liability for defective products transposes Directive 85/374/EEC, as amended by Directive 1999/34/EC, and addresses that liability alongside potentially relevant contractual or non-contractual claims. Liability requires its own assessment of the defect, damage, causation and responsible parties. Recall expenditure and compensation for injury should not be treated as the same insured loss.

Directive (EU) 2024/2853 on liability for defective products sets a transposition deadline of 9 December 2026. Article 2(1), as corrected by the 7 May 2026 corrigendum, applies the directive to products placed on the market or put into service after 8 December 2026. Under Article 21, Directive 85/374/EEC is repealed with effect from 9 December 2026 but continues to apply to products placed on the market or put into service before that date. Before relying on the new regime in Romania, check whether the implementing legislation has been adopted, its effective date and the provisions applicable to the particular product and claim.

Who pays, and what should the supply agreement resolve?

Separate the immediate regulatory response from later contractual recovery. Examine the executed supply or distribution agreement, purchase orders, product specifications, insurance and notice provisions together. Responsibility for a defect and entitlement to reimbursement need evidence and an applicable contractual or legal basis.

Product-incident costs: contract review map
Cost or taskReview firstDo not assume
Stock and transportQuarantine, collection, storage and return arrangements.Every logistics cost is included in the supplier’s indemnity.
Testing and evidenceExpert appointment, samples, scope and access to findings.A supplier’s short assurance resolves the technical issue.
Consumer remediesRefund, replacement and repair funding; operational owner.The lowest-cost option is always legally sufficient.
CommunicationsNotice drafting, languages, customer contact and channels.Supplier approval can delay mandatory communication.
Insurance and recoveryPolicy cover, exclusions, notification and evidence requirements.Product-liability insurance necessarily covers recall costs.
Recovery proceedingsGoverning law, jurisdiction, arbitration, limitation periods and notice deadlines.The supplier’s location determines the forum or every claim has the same deadline.

Send contractual notices in the agreed form and within the applicable deadlines while continuing required safety measures. Review liability caps and exclusions for enforceability. Where Romanian law applies, Article 1355(1) of the Romanian Civil Code prohibits excluding or limiting liability for material damage caused intentionally or through gross negligence. Under paragraph (3), liability for harm to physical or psychological integrity or health cannot be excluded or reduced except under the conditions provided by law. The enforceability of a particular cap or exclusion depends on the clause, the parties, the type of harm and any applicable mandatory rules. An indemnity or cap does not remove mandatory duties or automatically bind an injured consumer.

The negotiation should also address incident cooperation, data access, record retention, authority communications, reimbursement timing and disputes over causation. Our guide to negotiating a Romanian distribution agreement explains how these duties fit the wider commercial relationship.

Recall Cost & Responsibility Planner

Enter one budgeting scenario, then select Calculate. Use a weighted remedy allowance if customers may choose different remedies.

Gross scenario budget

€0.00
  • Consumer remedies€0.00
  • Returns and handling€0.00
  • Testing and communication€0.00
  • Contingency€0.00

No estimate has been calculated. Enter your assumptions and select Calculate.

Formula: units × (remedy + logistics) + testing + communication, then your contingency percentage. This is a gross planning estimate, not a recall recommendation, legal fee, recoverable claim or insurance assessment. It excludes taxes, penalties, injury claims, lost sales, disposal and costs not entered. Use a consistent VAT basis for inputs; the tool does not determine VAT adjustments or deductibility. A return estimate must not limit the required scope of a recall.

Illustrative scenario: a supplier alert reaches a Romanian retailer

Hypothetical example. This is not a client matter or a reported outcome.

The information received

A Romanian retailer receives a supplier alert about a structural defect in a batch of folding chairs. Some units remain in its warehouse, some are displayed in stores and others have been sold online. The supplier offers replacement stock but asks the retailer to wait before contacting customers.

The review questions

The team identifies the applicable product regime, verifies the batch and maps sold and unsold units. It assesses the required controls, notifications and consumer communication promptly. Supplier cost negotiations proceed alongside those duties.

The contractual question

The agreement refers to “defective product replacement” without expressly addressing collection, customer contact or testing. Counsel examines whether other clauses and the governing law support recovery, and preserves notices and cost evidence.

The useful work product

A coordinated review can produce an incident chronology, responsibility map, document-gap list, reviewed notices and a contractual recovery analysis. The technical assessment and authority’s response remain separate parts of the process.

How Atrium can assist with a product-safety response

Our commercial contract review services can support the analysis of supplier responsibilities, notices, indemnities and recovery provisions. For an active incident, a defined legal mandate can also cover the applicable notification route, authority correspondence and consumer-facing documents, coordinated with your technical and operational advisers.

For the first discussion, identify the product, your role, countries of sale, allegation, any injury reported and any deadline in authority correspondence. Describe the available complaint, supplier agreement, batch records, technical findings and actions already taken. Agree a secure transfer route before sending sensitive customer or medical information.

Scope and fee: Ask for a written proposal for the initial document review or incident-response work. A starting fee or fee cap should relate to specified documents and tasks; technical testing, translations, recall logistics and separate proceedings need their own allocation. No case-specific price is stated here.

Related Guides

Frequently asked questions

Does every product complaint require a recall?

No. The reported facts, product regime, hazard and distribution history determine the appropriate response. A quality complaint may have no safety dimension, while one credible safety report can require prompt protective action. A recall assessment should not be postponed until several customers report the same problem.

Can a retailer leave notification entirely to the supplier?

Not simply by assuming the supplier will act. Where Article 12 GPSR applies, the distributor must ensure the relevant authorities are informed. The manufacturer or importer may make the submission, but the distributor should verify it and act if it has not occurred. Product-specific rules may require a different analysis.

Who is responsible if the manufacturer is outside the EU?

Identify the importer and the EU responsible economic operator required by the applicable regime. For non-harmonised consumer products where Article 16 GPSR applies, eligible roles follow Article 4(2) of Regulation (EU) 2019/1020. A responsible person does not replace the manufacturer’s, importer’s or distributor’s own duties, and a retailer is not automatically the importer. Sector-specific rules may require a different assessment.

Is removing an online listing enough?

Removing a listing can help control further sales through that channel. It does not address warehouse stock, other listings, store inventory or products already with consumers. The response must cover the affected supply chain and any required consumer communication, remedies and notifications.

Must the supplier reimburse every recall cost?

That is not automatic. Recovery depends on the agreement, governing law, cause of the incident, evidence, notice requirements and any enforceable limits. Identify which expenses are covered and preserve the supporting records. A reimbursement dispute does not postpone mandatory product-safety measures.

Can the business offer only a refund?

Article 37 GPSR generally requires the responsible operator to offer a choice between at least two specified remedies. A single remedy can be offered under the provision’s limited impossibility or disproportionate-cost exception. The conditions need a case-specific assessment; the cheapest option is not automatically sufficient.

Does the calculator estimate legal fees or insurance recovery?

No. It totals the operational assumptions you enter for one scenario. It does not decide which remedy is lawful, whether a recall is required, what a lawyer will charge or what the supplier or insurer must pay. Those questions require separate review.

Disclaimer: This page provides general information only and does not constitute legal advice, a legal opinion or the creation of a lawyer-client relationship. Legal solutions depend on the specific facts and documents involved.

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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.

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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.