Under Article 37 of Law 7/1996, a building is registered on the basis of a certificate of attestation from the town hall that issued the permit and a cadastral file by an authorised surveyor.
ANCPI's fee for registering a construction (code 2.6.1): 60 lei per construction plus 0.05% of its taxable value, under Order 16/2019 as amended in 2024.
Article 36 of Law 7/1996: notarial deeds transferring a real right are signed only for property registered in the land book, with limited exceptions.
Registering a new house in Romania: the short answer
In Romania, a plot and the house on it are two entries in the land book (Cartea Funciară). When a villa is finished, the land book still shows only the land, or the land and a building permit, until the house itself is registered. This step is called the registration of the construction (intabulare construcție).
Under Article 37 of Law 7/1996 on cadastre and land registration, ownership of a building is registered on the basis of two things: a certificate of attestation issued by the local authority that issued the building permit, confirming that the house was built according to the permit and that a reception report at completion of works exists, and a cadastral file. The land registry office (OCPI) of the county then enters the building. ANCPI's tariff for registering a construction is 60 lei per construction plus 0.05% of its taxable value.
In plain words: until the house is in the land book, it exists on the ground but not on paper. A notary cannot sell it, and a bank cannot take a mortgage on it as a finished home.
Why it matters: three practical reasons
- The sale. Article 36 of Law 7/1996 says that notarial deeds transferring a real right over a property are signed only if the property is registered in the land book, with limited exceptions. In an off-plan purchase, the final sale contract for a finished villa comes after the house is registered.
- The mortgage. A bank lending against a finished house registers its mortgage on the property in the land book. Before completion, the law allows a mortgage on a future building only if the building permit has been noted in the land book first (Article 37(5)).
- The resale. When you sell in a few years, the buyer's notary and bank will start from the land book extract. A house that matches its entry, with the right area and use, sells without detours. More in our guide to selling a villa later.
The documents, one by one
| Document | What it is | Who issues or prepares it |
|---|---|---|
| Building permit (autorizație de construire) | The permit the house was built under; for new homes sold off-plan, it should already be noted in the land book | Town hall |
| Reception report at completion (proces-verbal de recepție la terminarea lucrărilor) | Records that the works were finished and accepted | Reception committee organised by the developer or beneficiary |
| Energy performance certificate | Must be presented at the reception and attached to the report; a reception report without it is void by law (Law 372/2005, Article 23) | Certified energy auditor |
| Certificate of attestation of the building (certificat de atestare a edificării construcției) | Confirms the house was built according to the permit and that the reception report exists | Mayor of the commune or town that issued the permit (Law 169/2026, Article 120) |
| Cadastral file (documentație cadastrală) | Measurements and plans of the building on the plot, in the national system | Surveyor authorised by ANCPI |
| Application to OCPI and proof of fee | The request to enter the building | Owner of record, usually the developer, or the surveyor or notary on their behalf |
Law 169/2026 also requires the developer to organise the reception, prepare the building's technical book and enter the building in the National Register of Constructions, and to hand the building over only after the reception and the final utility connections (Article 422(5)). These are separate from the land book, but they come from the same file.
Who does it, and in what order
For a villa bought from a developer, the developer is the owner of record when the house is completed, so the registration of the construction is normally done in the developer's name, before the final sale. Check in your contract who handles it and who pays.
The usual order:
- Works completed. The reception committee meets and signs the reception report, with the energy performance certificate attached.
- Certificate of attestation. The developer applies to the town hall that issued the permit.
- Cadastral file. An authorised surveyor measures the building and prepares the file.
- Registration. The file goes to the county OCPI. The land book is updated: the building now appears on the plot.
- Final sale. The notary signs the final contract with you and sends it to OCPI for registering your ownership.
- Your extract. Ask for an updated land book extract showing you as owner. Our guide to the land register extract explains how to read it.
If you bought before completion, the developer can only sign a preliminary contract for an individual future home after the building permit has been noted in the land book and a land book has been opened for that future home. That is a rule of Law 169/2026 (Article 422(6) and (7)), and it is worth checking on the extract before you pay.
If you are abroad. All the steps up to the final sale are done by the developer without you. For the final contract, you can attend the notary in person or sign through a representative with a notarised power of attorney, explained in our guide to power of attorney in Romania. Either way, ask for an updated land book extract before and after signing.
Until the house is in the land book, it exists on the ground but not on paper.
Fees: what ANCPI charges
| Service | Tariff | Note |
|---|---|---|
| Registration of a construction (code 2.6.1) | 60 lei per construction plus 0.05% of its taxable value | Includes updating the property's details (use, area, address) when done at the same time |
| Copy of a land book | 25 lei | |
| Registration of a sale | Separate tariff, calculated on the value | Paid at the sale, usually through the notary |
The construction tariff comes from ANCPI Order 16/2019, as amended by Order 1498/2024, published in Monitorul Oficial no. 726 of 24 July 2024. The tariff order also provides an urgent regime for some services; ask OCPI whether it applies and at what cost. The surveyor's fee for the cadastral file and the town hall's fees are separate, and depend on the provider and the commune. For the full cost picture of a purchase, see property buying costs in Romania.
Timing
We do not give a number of days here, because the time depends on the town hall, the surveyor and the OCPI workload, and we did not find a single binding deadline that covers the whole chain. What helps in practice:
- Start the certificate of attestation right after the reception, not after the keys are handed over.
- Ask the surveyor for an estimate of the time for the cadastral file and for the OCPI step.
- Link the final sale date in your contract to the registration of the construction, not to a calendar date alone.
Checklist: 7 questions before the final contract
- Is the building permit noted in the land book of the plot?
- Was the reception report signed, and is the energy performance certificate attached?
- Has the town hall issued the certificate of attestation?
- Is the building now entered in the land book, with the area and use you expect?
- For a semi-detached villa: is your unit clearly separated in the land book from the neighbour's?
- Are there any mortgages or notes on the land book that must be cleared before or at the sale?
- Who pays the registration costs, according to the contract?
A notary checks the land book before signing. An independent lawyer of your own can check it earlier, before you pay. We explain why in our guide to choosing a lawyer for the purchase. The company lawyer represents the developer only.
Frequently asked questions
What is "intabulare construcție" in Romania?
It is the registration of a building in the land book. Under Article 37 of Law 7/1996, it is based on a certificate of attestation from the local authority that issued the permit, confirming that the building matches the permit and has a reception report, and on a cadastral file prepared by an authorised surveyor.
Who issues the certificate of attestation of the building?
The mayor of the commune or town that issued the building permit. Law 169/2026 lists it among the mayor's powers, together with urbanism certificates and building permits (Article 120).
How much does it cost to register a new house in the land book?
ANCPI charges 60 lei per construction plus 0.05% of its taxable value (code 2.6.1, as amended in 2024). The surveyor's fee for the cadastral file is separate, and so is the fee for registering the sale.
Can I get a mortgage before the house is registered?
A bank can register a mortgage on a future building only after the building permit has been noted in the land book (Law 7/1996, Article 37(5)). For a finished house, the bank will want the building registered. A Romanian bank may finance up to 70% of the price, so your equity is at least 30%. Ask your bank at the start which stage it requires.
Can a notary sell a house that is not in the land book?
As a rule, no. Article 36 of Law 7/1996 allows notarial deeds transferring real rights only for properties registered in the land book, with limited exceptions. That is why the final contract for a new villa follows the registration of the construction.
The bottom line
Registering the house is the step that turns a finished building into a property you can sell, mortgage and leave to your children with a clean paper trail. It is mostly the developer's paperwork, but it is your protection, so check it on the extract before you sign the final contract.
If you are buying a villa in Romania, with us or anywhere else, book a 30-minute call with me. We will go through the land book extract and the documents above together.
Moti Azulay, Compass Group Romania
Sources: Law 7/1996 on cadastre and land registration, consolidated text (11.10.2019), Articles 36 and 37 · Law 169/2026, Code of planning and construction, Monitorul Oficial no. 661 of 10.08.2026, Articles 120, 422, 527 · ANCPI Order 1498/2024 amending the tariffs in Order 16/2019, as published in MO 726/2024 (Avocatul Poporului bulletin) · Law 372/2005 on the energy performance of buildings, consolidated text, Article 23 · ANCPI
This article is for general information only and is not legal, tax or financial advice. The rules are correct as of 22 October 2026. Tariffs and procedures can change; confirm them with OCPI and consult an independent lawyer.
Now you know more.
This article is general information, not legal, tax or financial advice. Consult local professionals before any transaction.
