Renting & Buying Property in Romania
Rental documents, ANAF contract registration, address registration for your IGI residence permit, and the precise rules for non-EU citizens buying apartments and land.
1Documents Needed to Rent
- A valid passport or ID card; a copy of your residence permit or visa, if you already have one.
- Your personal tax number (CNP), if you have one — not having it yet usually doesn't block signing an initial contract.
- Proof of income or your employment/study status (admission letter, work contract), and sometimes a short letter of introduction to the landlord.
- Some landlords or agencies request extra documents (e.g. a criminal record certificate); this is not a mandatory nationwide requirement.
2Contract & ANAF Registration (Form C168)
- The rental contract (Contract de Închiriere) must state full identification of both parties, the tenant's national ID (CNP), the exact address, and ideally the property's Land Registry (Carte Funciară) number.
- The landlord is legally required to register the contract with ANAF using Form C168 within 30 days of signing — this is the landlord's obligation, not the tenant's.
- Registration turns the contract into an "enforceable title" (rent can be pursued without a separate court judgment) and serves as your official proof-of-address document.
3Deposit, Commission & Handover
- The security deposit (Garanție) is typically equal to 1–2 months' rent and is refunded at the end of the contract if there is no damage.
- When a real estate agency is involved, a commission of around one month's rent is common; but who pays it and the exact amount depend on the agreement, not a fixed legal rate.
- On move-in day, sign a handover protocol (Proces Verbal de Predare-Primire) that records the electricity/gas/water meter readings, and follow up with the local utility providers to transfer the bills into your name.
- The contract should clarify who is responsible for the building/homeowners' association fee (Întreținere), which covers shared costs like stairwell cleaning, elevator maintenance, and central heating.
4Registering Your Address for the IGI Residence Permit
- For any residence permit application or renewal, IGI requires "proof of legal possession of the living space" in original and copy; an ANAF-registered rental contract is generally sufficient for this.
- If you are not the owner, some IGI territorial offices may also ask for a landlord's consent/hosting declaration (sometimes notarized) in addition to the contract; this detail varies somewhat by city and local office — confirm with your local IGI office before your appointment.
- If you change your address, IGI regulations require you to notify your local immigration office within 30 days and apply for a new residence permit reflecting the updated address.
- This must be verified based on current regulations and your individual circumstances (including your citizenship and the exact property type) with a Romanian lawyer or notary.
Frequently Asked Questions
Who pays the real estate agency fee?
The amount and who pays the commission depends on the agency agreement and deal terms — there is no fixed legal rate for all transactions; a commission near one month's rent is common.
Can I use my rental contract for my residence permit application?
Yes, a formal rental contract registered with ANAF is a primary document and is generally sufficient to prove your address to the Immigration Office (IGI).
Can I buy land like a Romanian citizen if I hold a Romanian residence permit?
No. The land-ownership restriction is based on your citizenship, not your residency status. A residence permit does not remove it; the common route is buying through a Romanian company (SRL).
Can I buy an apartment without worrying about the land restriction?
In practice, yes — non-EU citizens can freely own the apartment unit itself, and the land share is typically handled via a "right of superficies" rather than direct ownership. Even so, the exact mechanism must be specified by your notary in the purchase deed.
Which websites are reliable for apartment hunting in Romania?
Three well-known, active platforms: Storia.ro (OLX Group's real-estate arm), OLX.ro (Romania's largest classifieds site), and Imobiliare.ro (one of Romania's longest-running property portals).
Why do some landlords refuse to rent to non-Romanians, and what can I do?
Unfortunately, this is a real experience some immigrants report. To improve your chances: have employment/income documentation ready in advance, work with a rental agency experienced with foreign tenants, and — if financially feasible — offering to pay a few months' rent upfront can help build a landlord's confidence.
Can I buy a new-build apartment on direct installments from the developer, without a bank mortgage?
Yes, this ("developer installment plan") is offered by some developers, particularly in Bucharest — typically around a 30% down payment with a 3-5 year repayment term, requiring only identity documents. Note: this is not a government-regulated or standardized scheme — terms vary significantly by developer. Always have any such contract reviewed by a lawyer before signing.
What's the penalty for late building-maintenance-fee payments?
Under the owners' associations law (Legea 196/2018), the building association can charge a late fee of up to 0.2% per day starting 30 days after the due date — capped so total penalties never exceed the original debt amount.
This guide is part of the "Essentials & Settlement" collection.
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