Law 169/2026

Law 169/2026: what moved where

Romania's new Planning and Construction Code replaced three laws on 25 August 2026. For each rule a buyer relies on: where it was, where it is now, and what changed.

Updated: 17.10.2026 · Official text: Monitorul Oficial no. 661 of 10 August 2026 · Glossary of terms

Urban planning certificate (certificat de urbanism)

Before

Law 350/2001 art. 29(1)Defined the certificate as a mandatory information document on the property's legal, economic and technical regime and the conditions for an investment or property transaction.
Law 350/2001 art. 33(2)-(3)The certificate was to be issued within 30 days, and its validity was set by the issuer "according to the law", depending on the importance of the area and the investment.
Law 50/1991 art. 6(1), (2), (5)Information document listing the urban requirements and the opinions/approvals needed. Issued within at most 15 working days, and it gave no right to build.
Order 839/2009 (norms to Law 50/1991) art. 39(2) and 40(1) (cjcs.ro, consolidated to 18.04.2011)The issuer set validity between 6 and 24 months. It could be extended once, for at most 12 months, on a request filed at least 15 days before expiry. After that a new certificate was required.

Now (Law 169/2026)

Law 169/2026 art. 253(1)-(3)Same mandatory information act (not a right to build), now split into five types: information, cadastral operations, building/demolition of buildings, engineering works, special constructions.
Law 169/2026 art. 254(5)-(7)The information certificate is issued automatically where an IT system exists, in at most 5 working days, or in at most 10 working days until the system works.
Law 169/2026 art. 256(4)The cadastral-operations certificate is issued in at most 10 working days.
Law 169/2026 art. 257(4), (15)-(17)The building certificate is issued in at most 15 working days and is valid 12-36 months from issue. It lapses if no extension is requested 15 working days before expiry, and one extension of at most 24 months is possible, after which a new certificate is mandatory.

What changed

Certificates for building now last longer: 12-36 months instead of 6-24, with an extension of up to 24 months instead of 12. A fast, automatic information certificate (5-10 working days) is new. The 15-working-day issuing deadline for a building certificate stays the same.

Building permit (autorizație de construire)

Before

Law 50/1991 art. 1(1) and art. 2(1)Building works were allowed only under a building or demolition permit, defined as the final act of the local authority allowing the works.
Law 50/1991 art. 7(1) and 7(1^6)Permit issued within at most 30 days of filing a complete file, or within up to 7 working days under an urgency procedure with an urgency fee.
Law 50/1991 art. 7(5)The issuer set a validity of at most 24 months from issue to start the works. Once start was notified (art. 7(8)), validity extended over the whole execution period.
Law 50/1991 art. 7(7) and 7(19)Validity could be extended once, for at most 24 months, on a request at least 45 working days before expiry. Para. (19) set the extension fee at 30% of the initial permit fee, while para. (7) calls the extension free of charge.

Now (Law 169/2026)

Law 169/2026 art. 259(1)-(2), (6)The permit is the individual administrative act that allows building. It is mandatory for new buildings, interventions on existing buildings and landscaping works, except works under notification or exempt.
Law 169/2026 art. 273(1)-(3)Issued within at most 30 calendar days of a complete file, or within up to 7 working days on urgency with a special fee. If the single-agreement commission is used, the 30 days run from the single agreement.
Law 169/2026 art. 309(1)-(6)Valid 3 years from issue, extended over the execution period once start is notified. It can be suspended once for at most 12 months. Para. (5) forbids extending the 3-year term, while para. (6) allows an extension of up to 12 months, requested at least 15 days before expiry, when works cannot be finished in the stated execution period.
Law 169/2026 art. 310(1)-(6)The permit lapses if works do not start within validity, are not finished within the execution period (unless an extension was requested), or are suspended for more than 24 months. The execution period can be extended once, for at most 12 months, at 30% of the initial fee, on a request 15 working days ahead.

What changed

The window to start building grows from at most 24 months to a fixed 3 years. Extensions shrink from up to 24 months to up to 12, and a one-time suspension of up to 12 months is new. The 30-day and 7-working-day urgent issuing deadlines stay the same.

Urban plans: PUG, PUZ and PUD

Before

Law 350/2001 art. 44-45Urban plans were the PUG (general), PUZ (zonal) and PUD - 'Planul urbanistic de detaliu' (detail plan), each the basis for issuing urban certificates.
Law 350/2001 art. 46(1), (1^3)Each locality had to update its PUG at least every 10 years. PUG validity could be extended by council decision until the new PUG took effect, provided the update had started before expiry.
Law 350/2001 art. 46 - note on GEO 85/2012 art. II as extended by GO 33/2023PUGs approved up to 2003 could be extended by council decision until 31.12.2026 at the latest.
Law 350/2001 art. 47(1), (3)The PUZ coordinated complex zones and was mandatory e.g. for central areas, protected areas, and parcelling into more than 3 plots.
Law 350/2001 art. 48(1)-(3)The PUD regulated one plot in relation to its neighbours, could not modify higher plans, and was drawn up only to detail the PUG or PUZ.
Law 350/2001 Annex 1, items 13-14The PUD was approved by the local council (General Council in Bucharest).

Now (Law 169/2026)

Law 169/2026 art. 45(1), (3)The PUG is mandatory for every locality and is the binding basis for urban certificates, building permits and public investments.
Law 169/2026 art. 62(1), (3)-(4)The PUZ details complex zones, carries out urban operations, or modifies approved rules (incl. intravilan status, height, POT/CUT) only in well-founded cases and after an initiation opinion.
Law 169/2026 art. 76(1)The PUZ is approved by local council decision with an absolute majority, based on the integrated opinion.
Law 169/2026 art. 81(1), (3)The PUD is renamed 'Proiectul urbanistic de detaliu' (detail project), a design tool for one or more investment objectives. It is drawn up only to detail the PUG or PUZ, or for renewable-energy projects inside the built-up area.
Law 169/2026 art. 85(1), (3)-(4)The PUD is approved by the mayor's (or county council president's) disposition within 15 calendar days of the chief architect's opinion. It becomes part of the PUG/PUZ and remains valid until a new plan or PUD.
Law 169/2026 art. 573(1)-(3)PUGs older than 7 years on 25.08.2026 must be updated within 3 years. PUGs in force stay valid until updated, but no later than that deadline, without new extension acts. Councils that miss the deadline lose access to repayable and non-repayable funding.

What changed

A PUD no longer goes to a council vote: the mayor approves it within 15 days, which should be faster for single-plot projects. Old PUGs get a hard 3-year deadline instead of rolling extensions. For a buyer, the plan in force still decides what can be built.

Acceptance at completion (recepția)

Before

Law 10/1995 art. 17(1), (4)Acceptance certified completion by direct examination against the execution documents and the technical book. It was done by the investor/owner in the presence of the designer and the contractor.
Law 10/1995 art. 22(1)(f), (g), (j)The investor/developer had to hold acceptance at completion only together with acceptance of the utility connections, hold final acceptance at the end of the warranty period, and hand over to the owner only after acceptance and with permanent utility connections working.
HG 273/1994 - Regulation on acceptance of constructionsDetailed procedure for acceptance at completion and final acceptance (text not re-checked here; its continued force is confirmed by Law 169/2026 art. 577(6)).

Now (Law 169/2026)

Law 169/2026 art. 527(1)-(5)Acceptance is done by the beneficiary/developer in two stages: at completion and final at the end of the warranty. Partial acceptance of independent sections is allowed, and the building may be used only after acceptance at completion is admitted and the use permits are obtained.
Law 169/2026 art. 528(1)-(5)Acceptance at completion includes the site supervisor handing the owner the technical book and the maintenance and service-life manual. It requires designers' and supervisor's opinions, minutes and an as-built project, and takes place only together with acceptance of utility connections.
Law 169/2026 art. 422(5)(i), (k)The developer organises both acceptances and hands over the home only after acceptance at completion and with permanent utility connections working.
Law 169/2026 art. 574Partial acceptances under the new code are also possible for works already under way on 25.08.2026.
Law 169/2026 art. 577(6)The HG 273/1994 regulation on acceptance (and HG 845/2018 for national road/rail infrastructure) stays in force until amended.

What changed

Same two-stage rule (completion, then final), moved into the code. New: the buyer must receive a maintenance and service-life manual and the as-built documentation, and partial acceptance of sections is expressly allowed. The detailed procedure is still HG 273/1994.

Building technical book (cartea tehnică)

Before

Law 10/1995 art. 17(2)-(3)The technical book (design, execution, acceptance, in-use monitoring) was compiled by the investor and handed to the owner in two parts. Owners or the owners' association administrator had to keep it up to date and hand it to the next owner on sale.
Law 10/1995 art. 22(1)(h)The investor had to compile the technical book and hand it to the owner.

Now (Law 169/2026)

Law 169/2026 art. 529(1)-(2)The technical book is completed at the end of stage 5, with acceptance at completion. An electronic version is mandatory and is uploaded to the National Register of Constructions, linked to cadastre and land-book data.
Law 169/2026 art. 530(1)-(9)Same content, compiled by the developer, updated during works under the site supervisor, kept by the owner or association administrator, and passed on in paper and digital form on sale. The beneficiary registers the digital version in the National Register of Constructions.
Law 169/2026 art. 422(5)(j)The developer must compile the technical book and register the building in the National Register of Constructions.

What changed

Same obligation, now digital: the technical book goes into a national register linked to the land book, and a buyer receives it in paper and digital form.

Liability for hidden and structural defects

Before

Law 10/1995 art. 30One rule for designer, project verifier, material makers/suppliers, contractor, technical manager, site supervisor and technical expert: hidden defects within 10 years of acceptance, and structural defects from breach of design/execution norms for the building's whole life.

Now (Law 169/2026)

Law 169/2026 art. 424(4)-(5)Designers answer for hidden defects within 10 years of acceptance at completion, for the parts they designed. Contracts cannot lower legal liability.
Law 169/2026 art. 446(1)Project verifiers answer for 10 years from handover/acceptance, and for life for structural defects caused by breach of design norms.
Law 169/2026 art. 451(2)-(3)Contractors answer for hidden defects within 10 years of acceptance at completion, and for life for structural defects caused by breach of the project and/or execution norms. Contracts cannot lower this.

What changed

For contractors and project verifiers the rule is the same, in new articles, and contracts still cannot reduce it. One difference: the new code sets a 10-year hidden-defect liability for designers (art. 424(5)), while the lifetime liability for structural defects is written for contractors (art. 451(3)) and project verifiers (art. 446(1)).

Mandatory insurance for developers

Before

Law 10/1995 art. 31Only professional liability insurance was required: designers, consultants/supervisors, and certified or authorised specialists during their practice. No 10-year insurance duty for developers or contractors was found in Law 10/1995, Law 50/1991 or Law 350/2001.

Now (Law 169/2026)

Law 169/2026 art. 279(2)-(4)Building works require insurance by the beneficiary, developer, designer, expert, verifier, technical manager, site supervisor and contractors. A beneficiary who is the end user of a single family home is exempt, once, for one home.
Law 169/2026 art. 556(4)-(8)Contractors must insure construction-assembly works. Anyone building for others must carry civil liability insurance for quality defects arising within 10 years of acceptance. Developers and contractors must hold 10-year civil liability insurance covering damage after acceptance, at ASF-authorised insurers, shown at the start of works.
Law 169/2026 art. 422(5)(l)The developer must take out civil liability insurance.

What changed

NEW. A developer must now hold 10-year civil liability insurance for post-acceptance damage and show it when works start. Before, only designers and certified specialists needed (professional) insurance. There is no 'old article' for this rule.

Off-plan sales protections (the Nordis rules)

Before

Law 10/1995 art. 22(2)-(7), as amended by Law 207/2025 (MO 1133/08.12.2025, effective 11.12.2025)Off-plan units could be promised only after the permit was noted in the land book and future-unit land books were opened, by notarised promise noted the same or next working day. Reservations were capped at 60 days and 5% of price (or void); advances went into a dedicated project account, spendable with the site supervisor's approval up to 25% (structure) and then 20% (installations); misuse was fined 1% of turnover.

Now (Law 169/2026)

Law 169/2026 art. 422(6)-(11)Same wording: promise only after the permit is noted and land books are opened (6). Notarised promise only (7), noted by the notary the same or next working day (8). Reservation at most 60 days and 5%, refunded within 30 days if the developer is at fault (9). Dedicated account with 25%/20% caps (10). 1% of prior-year turnover fine (11).

What changed

Same rule, new article: the December 2025 protections were carried over word for word into Law 169/2026 art. 422(6)-(11).

Entry into force and repeals

Before

Law 350/2001Planning and urbanism law, repealed in full.
Law 50/1991 (republished)Building-permit law, repealed in full.
Law 10/1995 (republished) art. 10 and art. 41The only surviving articles. Art. 10 covers technical regulation in construction (rules approved by ministerial order). Art. 41 covers quality-system regulations approved by Government decision and procedures by ministerial order. The law's text runs to art. 44.

Now (Law 169/2026)

Law 169/2026 art. 575(1)-(2)In force 15 days after publication in MO 661/10.08.2026, i.e. 25.08.2026. Entry into force is automatic and does not depend on secondary legislation.
Law 169/2026 art. 576(3)Repeals Law 350/2001, Law 50/1991, Law 10/1995 arts. 1-9, 11-40 and 42-44, Order 233/2016 (except annexes 4-6 of its norms) and Order 839/2009.
Law 169/2026 art. 583(1)-(5)Government decisions under repealed laws keep applying (where not contrary) until replaced. References to repealed provisions are read as references to the code. Issuers of opinions must update procedures within 120 days of publication, and contrary provisions are repealed.

What changed

From 25.08.2026, one code replaces the three laws. Of Law 10/1995 only arts. 10 and 41 survive, which keeps the legal basis for the technical regulations and quality-system decisions such as HG 273/1994.

Transitional rules

Before

Now (Law 169/2026)

Law 169/2026 art. 582(1), (6)Procedures to draw up, review and approve planning and urbanism documents (PUG/PUZ/PUD) started before 25.08.2026 stay under the law in force when they started. Start means the date the initiating act was made known to third parties.
Law 169/2026 art. 582(2)By exception, opinions still missing for such plans may be obtained through the simplified integrated-opinion commission, and opinions already obtained stay valid.
Law 169/2026 art. 582(4)Urban certificates issued before 25.08.2026 stay valid. Building/demolition permits are issued by the authority competent when the certificate was issued, or by the one competent under the code, based on the opinions the certificate requested.
Law 169/2026 art. 582(5)If permit-issuing powers move, the newly competent authority issues the permit based on the still-valid certificate, unless the applicant has already applied to the authority competent under the old law.
Law 169/2026 art. 574Partial acceptances under the code are possible for works under way on 25.08.2026.
Law 169/2026 art. 573(1)-(3)PUGs older than 7 years must be updated within 3 years of 25.08.2026. All PUGs in force (incl. extended ones) stay valid until updated, but no later than that deadline, and councils that miss it are barred from funding.
Law 169/2026 art. 576(1)-(2)National and local integrated-opinion commissions, and local single-agreement commissions, must be set up within 45 working days of publication.
Law 169/2026 art. 577(3), (5)-(8)HG 766/1997 annexes 1-5, HG 925/1995 (verification/expertise), HG 273/1994 (acceptance), HG 845/2018, HG 492/2018 (state quality control) and HG 203/2003 stay in force until amended.
Law 169/2026 art. 577(1)-(2)The investment-project life-cycle rules do not apply to publicly funded projects under HG 907/2016 already in execution, tendered, approved or funded before 25.08.2026. These stay under the earlier law.
Law 169/2026 art. 578(1)Central and local authorities must revise their internal rules and procedures by 31.12.2026.
Law 169/2026 art. 370(1)From 25.08.2026, buildings are classed by 'consequence classes' instead of 'importance categories'.
Law 169/2026 art. 584(1)-(2), (5)From 01.11.2028, Bucharest planning powers move from the sector mayors to the General Mayor. Pending files are handed over and continued without restarting.

What changed

A certificate issued before 25.08.2026 stays valid and leads to a permit. Plans already in procedure finish under the old rules. The code has no specific article for building permits issued, permit applications filed or works under way before that date, apart from partial acceptance (art. 574).

Frequently asked questions

When did Law 169/2026 come into force?

On 25 August 2026. The Code of Spatial Planning, Urbanism and Construction replaces Law 350/2001 on urban planning, Law 50/1991 on building permits and most of Law 10/1995 on construction quality; of Law 10/1995 only articles 10 and 41 remain.

Is the 10-year warranty for defects in a new home still in force?

Yes. Under article 451(3), contractors are liable for hidden defects that appear within 10 years of acceptance and, for the whole life of the building, for structural defects caused by breaching the design or the building standards. Under article 424(5), designers are liable for hidden defects for 10 years. Contracts cannot reduce these liabilities.

Where are the Nordis law protections for off-plan buyers now?

In article 422(6)–(11) of Law 169/2026. The December 2025 rules (reservation of at most 5% for at most 60 days, a notarised promise only after the building permit is noted in the land book, a dedicated project account and spending caps by stage) were carried over word for word.

Does a developer now need insurance?

Yes, this is new. Under article 556(7)–(8), developers and contractors must hold 10-year civil liability insurance that guarantees repair of damage appearing after acceptance, and must show it when building works start. Before, only designers and certified specialists needed professional insurance.

What happens to certificates and plans issued before 25 August 2026?

An urban planning certificate issued before that date stays valid and can lead to a building permit (article 582(4)–(5)). Planning procedures already started finish under the old rules (article 582(1), (6)). No article expressly covers building permits issued or works under way before that date, apart from partial acceptance (article 574).

This table is general information, not legal advice. The new text was read in the official gazette; the old laws were read in archived copies of the official consolidated texts, because the official legal portal was offline during checking. Before relying on a rule, consult an independent lawyer.