In brief
Due diligence on a property in Romania relies on several official documents: a land book extract for every relevant plot, an urbanism certificate from the local authority, the building permit and a certified translation of the documents. The official fees for these documents are relatively low, while the independent lawyer's fee is set by agreement and the notary charges at least according to an official minimum scale. The risk of forgoing the checks is far higher than their cost.
Key takeaways
- 1An information extract (extras de carte funciară pentru informare) on the ANCPI ePay website costs 20 lei for a property that is not yours.
- 2Under Article 474 of the Tax Code, an urbanism certificate for information costs from a few lei to a few dozen lei depending on the area, and half that in a rural area.
- 3A certified translation at a notary's office starts at 30 lei per page, under Order 177/C/2024.
- 4The notary's fee has an official minimum scale graded by the value of the property, with VAT on top.
- 5An independent lawyer's fee has no official tariff; ask for a written scope of work before starting.
Many buyers treat due diligence as an “extra expense” that can be trimmed. In practice, most of the documents the review relies on are official documents issued for a low fee, and the real question is not how much they cost but who reads them, when and against what. This guide explains what a review includes, which official fees exist, and what distinguishes the role of the lawyer from the role of the notary.
What does due diligence on a property in Romania consist of?
A good review answers four questions: who the owner is and what burdens the property, what may be built and held on it, whether what was built matches the permit, and whether the contract protects you if something comes to light later. In practice this translates into a list of documents:
- A land book (Cartea Funciară) extract for every relevant plot: your unit or plot, the access road, and the original plot of the project.
- An urbanism certificate (certificat de urbanism) from the local authority (primăria), showing which planning rules apply to the property.
- The building permit, and a check that it is registered in the land book.
- A certified translation of the main documents, kept together with the original.
- A legal reading of the draft contract against everything that emerged from the documents.
Under Article 474 of the Tax Code, an urbanism certificate for information costs from a few lei to a few dozen lei depending on the area, and half that in a rural area.
Which official fees are paid for the documents?
| Document or service | Issued by | Official fee | Basis |
|---|---|---|---|
| Information extract | ANCPI, online via ePay | 20 lei for a property that is not yours | ANCPI tariffs as reported for 2026 |
| Urbanism certificate for information, urban area | The local authority | 5 to 6 lei up to 150 sq m, up to 12 to 14 lei up to 1,000 sq m; above 1,000 sq m 14 lei plus 0.01 lei per sq m | Tax Code, Article 474(1) |
| Urbanism certificate for information, rural area | The local authority | 50% of the urban amounts | Tax Code, Article 474(2) |
| Certified translation at a notary's office | A translator engaged by a notary's office | At least 30 lei per A4 page for a private individual, 15 lei for each additional copy | Order 177/C/2024, Annex 4 |
| Authentication of the translator's signature | Notary | 50 lei | Order 177/C/2024, Annex 1 |
A few clarifications: the amounts in the Tax Code are base values, and the local council sets the exact amount within the range, so at your municipality it may differ slightly. An urbanism certificate for information is issued to any applicant, within 10 working days, or 5 working days at an authority that operates a computerised system (Law 169/2026, Article 254). Independent translators set their own prices, so ask for a written quotation.
How many extracts are needed, and why twice?
One extract is not enough. For a villa on a private road, for example, you need to check your plot, the road through which it is accessed and the original plot from which the project was subdivided. And since the extract is a snapshot of a moment, an additional round is ordered before every significant payment and before the final signing.
| Item | Illustrative calculation | Official fee |
|---|---|---|
| Extracts for three plots | 3 × 20 lei | 60 lei |
| Second round of extracts before the large payment | 3 × 20 lei | 60 lei |
| Urbanism certificate, plot up to 1,000 sq m in a rural area | Half of 12 to 14 lei | 6 to 7 lei |
| Certified translation, about 10 pages | 10 × 30 lei | 300 lei |
| Total official fees | About 430 lei |
The calculation includes official fees only. The fee of the lawyer who reviews the documents and the contract is added to this, and it is set by agreement.
What is the difference between the notary and your lawyer?
The Romanian notary checks the formal side of the deed and is neutral between the parties. A lawyer who represents you reads the contract and the documents from your point of view, flags risks and negotiates the clauses. These are two different roles, and one does not replace the other. The developer's or the seller's lawyer represents them, not you.
There is no official scale for the lawyer's fee; it is set by agreement between you. What is worth demanding is a written scope of work: which documents will be read, which checks will be made, and what you will receive in writing at the end.
How is the notary's fee for the deed of sale calculated?
Order of the Minister of Justice 177/C/2024 sets a minimum fee for a deed transferring ownership of real estate, according to value brackets. A notary may charge more, and VAT is added to the fee.
| Property value | Minimum fee |
|---|---|
| Up to 20,000 lei | 2.2%, and not less than 230 lei |
| 20,001 to 35,000 lei | 440 lei plus 1.9% above 20,001 |
| 35,001 to 65,000 lei | 725 lei plus 1.6% above 35,001 |
| 65,001 to 100,000 lei | 1,205 lei plus 1.5% above 65,001 |
| 100,001 to 200,000 lei | 1,705 lei plus 1.1% above 100,001 |
| 200,001 to 600,000 lei | 2,805 lei plus 0.9% above 200,001 |
| Above 600,001 lei | 6,405 lei plus 0.6% above 600,001 |
By way of illustration: for a property worth 1,500,000 lei, the minimum is 6,405 lei plus 0.6% of 899,999 lei, that is about 11,805 lei, plus VAT. In a bilateral preliminary contract the fee is calculated on the part of the price that has been paid, and if the final contract is signed at the same office, the fee paid on the preliminary contract is deducted. Who bears the fee is determined in the contract; by default, the Civil Code (Article 1666(1)) places the costs of the sale on the buyer.
What happens when the checks are skipped?
The well-known cases repeat the same pattern: money that was transferred before checking what was registered, and what else might be registered.
- The Nordis affair, Romania. In October 2024 an investigation was published according to which hundreds of buyers paid advances on the basis of promises of sale that were not registered, and in a completed building there were signs that apartments had been sold to more than one buyer. The company entered insolvency proceedings and a criminal investigation was opened. Since December 2025, a preliminary contract for a future property is signed before a notary and registered in the land book.
- Iași, 2026. In October 2026 a police investigation was reported on suspicion that units in a residential building had been promised to more than one buyer. The investigation is ongoing. A current extract for the unit, before every payment, shows whether another promise has already been registered.
- Cyprus. According to reports, thousands of buyers paid the full price and did not receive a title deed, because the developers' mortgages remained registered on the buildings. A mortgage in Part C of the extract, without a written release mechanism, is a warning sign.
The recommended order of steps
- Ask the seller or the developer for the extract numbers for all relevant plots.
- Order the extracts yourself on ANCPI's ePay, and not only from a document passed to you.
- Request an urbanism certificate for information from the local authority.
- Ask to see the building permit and check its registration in the land book.
- Translate the main documents and keep them with the original.
- Engage an independent lawyer with a written scope of work.
- Order new extracts before every significant payment and before the final signing.
What to do before signing and how we assist
When we assist with a purchase in Romania, we build together with the buyer the list of checks according to the type of property, read the documents in Hebrew and in English, and compare them with the draft contract before any payment is made. Registration, authentication and signing are carried out by a notary and by lawyers licensed in Romania, and we coordinate with them.
What is stated here is general information and does not constitute legal, tax or financial advice. The fees are based on official sources as published up to October 2026, and local fees and professionals' rates may change. The cases are described according to media reports, and some are still under examination.
Frequently asked questions
How much does a land registry extract cost in Romania?
An information extract ordered online on ANCPI's ePay costs 20 lei for a property that is not yours. Owners can obtain an extract of their own property free of charge through ANCPI's platform for owners.
How much does an urbanism certificate cost in Romania?
Under Article 474 of the Tax Code, in an urban area between 5 and 6 lei up to 150 sq m, and up to 14 lei plus 0.01 lei for each sq m above 1,000 sq m. In a rural area, half. The local council sets the exact amount within the range.
Is a notary enough, or do you also need a lawyer?
The notary is neutral and checks the formal side of the deed. A lawyer who represents you reads the contract and the documents in your interest and negotiates. These are separate roles.
Is the notary's fee in Romania fixed?
The Ministry of Justice sets a minimum fee according to value brackets (Order 177/C/2024). The notary may charge more, and VAT is added. Ask for the calculation in advance.
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The information in this guide is general in nature and does not constitute legal or tax advice on any specific transaction. Every transaction is assessed on its own facts.