Documents needed to buy or sell an apartment in Romania
In short
An apartment sale in Romania is concluded exclusively before a notary, based on the seller's title deed, the land book extract for authentication (obtained by the notary, valid 10 working days), the tax attestation certificate, the energy performance certificate and the owners' association clearance. At signing, the notary calculates and withholds the seller's transfer tax (3% if the property was held under 3 years, 1% above), the ANCPI registration fee (0.15% for individuals) and the notary fee.
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A property transaction is, for most people, the largest contract they will ever sign — and unlike other Romanian bureaucracy, this system works well: the notary is a genuine safety filter, and the land book tells the truth about the property. The key to a stress-free transaction is preparing the file and doing the checks before any money changes hands.
The buyer’s golden rule
Never pay a deposit without an informational land book extract. It costs 20 lei online at ePay ANCPI and shows within minutes whether the seller is the real owner and whether the property carries mortgages, seizures or interdictions. Combined with a notarised pre-sale agreement noted in the land book, it eliminates virtually all the classic risks.
The seller’s golden rule
Start with the paperwork, not the listing. The tax certificate, the association clearance and the energy certificate all have processing times and limited validity; a serious buyer with an approved mortgage will not wait for them. And if the apartment is not registered in the land book — sort out the cadastre and registration before anything else.
The seller’s tax: 1% or 3%
Since the reform of the property transfer tax, the rate depends on how long you held the property: 3% of the price for properties held under 3 years, 1% for those held over 3 years — applied to the full value, with no tax-free threshold. The notary calculates it, withholds it at signing and pays it to ANAF; the seller has nothing further to do.
Steps to follow
- Negotiate and, usually, sign a pre-sale agreement. The pre-sale agreement (antecontract) fixes the price, deadline and deposit — best concluded at a notary (especially for large deposits or mortgage purchases) and it can be noted in the land book for the buyer's protection.
- The seller prepares their file. The title deed, the tax attestation certificate from the local tax office (confirming no debts), the owners' association clearance for up-to-date maintenance payments, the energy performance certificate from a certified auditor and, if a mortgage is outstanding, the bank's consent to the sale.
- The buyer prepares the financing. For cash purchases, proof of funds; for a mortgage, the bank's credit file (which additionally requires a property valuation and its own documents). Money moves through bank accounts — cash payments are legally capped.
- The notary obtains the land book extract for authentication. Only the notary can request it; the extract confirms the owner and any encumbrances (mortgages, interdictions) and blocks the land book against other operations during its validity — 10 working days. It is the transaction's safety net.
- Signing and payment. At signing, the notary reads the contract, verifies identities and collects: the price (usually by direct bank transfer between the parties), the seller's tax, the registration fee and the notary fee. Keys and handover follow the contract's terms.
- Registration in the buyer's name. The notary files the paperwork with the land registry (OCPI) ex officio, and ownership is registered in the buyer's name. The buyer then declares the property at the local tax office within 30 days for the annual property tax.
Required documents
- SELLER: the title deed (purchase contract, inheritance certificate, deed of gift etc.)
- SELLER: the tax attestation certificate (local taxes paid up to date)
- SELLER: the owners' association clearance + recent utility bills
- SELLER: the energy performance certificate (certified auditor)
- SELLER: the cadastral documentation and proof of land book registration
- BOTH: identity documents; marriage certificates where applicable (the matrimonial regime matters for the sale)
- BUYER (with mortgage): the bank's file, the valuation report, property insurance
- The land book extract for authentication — obtained by the notary, valid 10 working days
Costs
| What you pay | Cost | Notes |
|---|---|---|
| Property transfer tax (paid by the seller) | 3% or 1% of the price | 3% if held under 3 years, 1% above 3 years; withheld by the notary and paid to ANAF |
| ANCPI registration fee (paid by the buyer) | 0.15% of the price | For individuals; 0.5% for legal entities |
| Notary fee | Regressive percentage of the price | Set by the national notary fee grid; notary calculators give exact estimates |
| Land book extract for authentication | 40 lei | Requested by the notary; issued by OCPI in about two days |
| Energy performance certificate | Variable | Market rate of certified energy auditors |
Fees change over time. Always check the current amounts on the official websites listed under “Official sources”.
How long it takes
The longest part is the seller's file (the tax certificate, association clearance, energy certificate) — from a few days to 1–2 weeks. Signing at the notary takes an hour, and registration in the buyer's name completes at OCPI in the following days, filed by the notary ex officio.
Frequently asked questions
Who pays the notary — the seller or the buyer?
By custom (not law), the buyer pays the notary fee and the registration fee, while the seller pays the transfer tax, withheld automatically by the notary. The parties may agree otherwise — but settle it explicitly before signing.
What must I check before paying a deposit?
An informational land book extract (anyone can get one, online via ePay ANCPI): it confirms the real owner, the surface and above all the encumbrances — mortgages, seizures, interdictions. Plus the association and utility debts. A deposit paid without these checks is the most common way to lose money in property deals.
Can I buy an apartment that still has a mortgage on it?
Yes, it is common: the seller's loan is repaid at signing, usually out of the price (the bank issues its consent and the exact payoff figure), and the mortgage is deleted from the land book. The notary coordinates the mechanics — what matters is having the bank's consent before signing.
What is the land book extract and why does it matter so much?
It is the property's legal mirror: owner, surface, encumbrances. The informational extract (20 lei online) is for checks; the authentication extract (40 lei) can only be requested by a notary, is valid 10 working days and blocks the land book for its duration — the guarantee that nobody sells the same apartment twice.
The apartment has no cadastre and land book registration — can it be sold?
Not by authentic deed — land book registration is a precondition of the transaction. The seller must first complete the cadastre and registration; see our dedicated guide, the process takes from a few weeks upward.