How to check a property before buying

What to check, in brief

Property checks have three stages: before the deposit (when you risk the most money), before signing (when you reconfirm that nothing has changed) and for land/old houses (where additional checks arise). The list below runs from what protects you most to what you budget for at the end.

1. Ownership documents and land registration

Start with the land register extract - the official ANCPI document showing the property's legal status. Confirm that the property is registered and that the extract's details match the seller's title deed and the listing.

• the property has a land register entry (it is registered);
• the type matches (flat, house, land);
• the seller's acquisition deed exists and is valid.

2. The actual owner

The name in Part II of the extract must match the person you are negotiating with. If there are multiple owners or the property is held under a community property regime, everyone must sign.

• the documented owner = the seller;
• all co-owners agree and sign;
• if the seller is a company, check its status (insolvency, debts): check the seller.

3. Encumbrances, mortgages and litigation

Part III of the extract is the most important for a buyer. It shows mortgages, prohibitions, attachments and recorded litigation.

• Mortgage - it can be discharged at the transaction (the seller's loan is repaid from the price), but this must be planned with the bank;
• Prohibition on disposal / attachment - blocks the sale; a red flag;
• Litigation notice - do not sign anything without legal advice (see what a litigation notice means).

4. Area and cadastral number

The cadastral number and area in the extract must match those in the listing and the contract you are about to sign exactly. A different cadastral number or an area that does not match are indicators requiring clarification before paying a deposit. Starting from an address? See how to find the cadastral number.

5. Planning and permits

Particularly relevant for land and houses. Check what can be built and whether restrictions apply.

• urban planning certificate, PUG/PUZ, POT and CUT - what and how much you can build;
• existing buildings have permits and are registered (no unauthorised buildings);
• for agricultural/forest land, check pre-emption rights.

6. Risks: seismic, flooding, environment

Area risks do not appear in the land register extract, but affect safety and value. Check:

• the building's seismic risk class (red disc);
• flood zones and flood risk;
• surrounding air quality, noise and waste.

7. Debts: tax and maintenance

Before signing, confirm the property does not come with debts:

• tax clearance certificate from the council - no local tax arrears. From 2026 (OUG 7/2026), the tax clearance certificate is required for the buyer as well as the seller: see the dedicated guide;
• owners' association certificate - no maintenance or repair fund arrears;
• utilities (electricity, gas, water) are paid up to date.

8. Actual value vs the notarial valuation grid

Finally, budget for costs and the value on which charges are based:

• the total cost of buying (deposit, notary, commission, insurance, mortgage payment);
• the minimum notarial valuation grid value - the basis for charges, also useful as a benchmark for whether the asking price makes sense;
• notarial costs (fee, ANCPI, extract).

Special checks, depending on the property

Beyond the basic checklist, some situations require additional checks:

• Old house or block of flats - seismic risk class and whether it is a historic monument or in a protected area (approvals and renovation restrictions);
• Land - hidden risks, access easements and overlaps in the cadastral plan;
• Unsettled inheritance - if the seller inherited the property, succession proceedings must be completed and the seller registered as owner before the sale (see succession costs);
• Company seller - debts, insolvency and litigation that could block or invalidate the transaction.

Where to check each item (and who brings them all together)

Each check has a different official source, scattered across dozens of institutions. You can do them yourself, one by one. Verifi aggregates them all in a single report, with the source and coverage clearly identified for each.

Individual costs are indicative (2026). Planning remains a check with the local council; the report flags the context, but you request the urban planning certificate directly.

How much property checks cost and how long they take

Verificările de bază au costuri mici, dar sunt împrăștiate. Extrasul de carte funciară costă 89 RON și se emite doar când sistemele ANCPI funcționează. Multe surse (grila notarială, bulina roșie, hărțile de risc seismic și de inundații) sunt publice, dar dispersate pe zeci de instituții diferite și în format tehnic. Verificarea completă, făcută manual, poate dura câteva zile de căutat pe portaluri separate. Un raport care le adună pe toate, cu sursa fiecăreia marcată, pornește de la adresă sau de la numărul cadastral: analiza Verifi vine în cel mult 24 de ore, iar documentele ANCPI imediat ce sunt emise.

Frequently asked questions