Navigating the bureaucratic path to obtain all the necessary documents for initiating construction projects can often be discouraging and time-consuming.
That’s why we’re here—to help you gain a clearer and updated understanding of the urban planning documents required for most constructions.
What is an Urban Planning Certificate in Romania?
According to the law, the urban planning certificate is an informative document issued by the competent public authority, mandatory for initiating the construction process. It provides the applicant with information about the property, such as: legal status, economic status, technical status, approvals and agreements for connections to gas, sewage, water networks, and the operators responsible for issuing these approvals or agreements. Moreover, the certificate contains limitations determined by the existence of a Zonal Urban Development Plan (Plan Urbanistic Zonal – PUZ), building bans, environmental protection rules.
The legal status includes servitudes affecting the property, specifies whether the property is part of historical monuments, and the ownership title.
The economic status refers to the usage category and destination of the property according to the approved urban plan, and extracts from the local urban planning regulations regarding permitted or prohibited functions.
The technical regime shows the coefficient of use of the building, the maximum permitted height, the minimum or maximum dimensions of the plots, the alignment of the land and the building in relation to the adjoining streets.
The town planning certificate is only the first step towards obtaining the building permit, and other approvals/approvals are required.
Obtaining the Urban Planning Certificate in Romania
The first step in obtaining the urban planning certificate is completing a standard application form, available on the municipality’s website or at its urban planning department.
The form includes information identifying the applicant, the property and elements defining the purpose of the application.
In addition to this application, cadastral or topographical plans must be submitted, together with the inventory of coordinates and the updated land register extract, as well as proof of payment of the fee for the issuance of the urban planning certificate.
In urban areas, fees are calculated per square meter of constructed area, as follows:
- up to 150 square meters – between 5 and 6 lei;
- between 151 and 250 square meters – 6-7 lei;
- between 251 and 500 square meters – 7-9 lei;
- between 501 and 750 square meters – 9-12 lei;
- between 751 and 1000 square meters – 12-14 lei;
- over 1000 square meters – 14 lei/square meter + 0.01 lei/square meter for each square meter over 1000.
In rural areas, the fee for issuing the urban planning certificate is half of the amounts listed above.
The purpose of its issuance must be stated in the planning certificate. The planning certificate does not confer the right to carry out building, landscaping or planting works.
If the application for the urban planning certificate requests a modification of the provisions of the approved urban planning documentation for the respective area, or if specific placement conditions or the nature of the investment objectives require it, the local public authority has the right to:
- justifiably reject the request to modify the provisions of the approved urban planning documentation;
- condition the investment authorization and approval by the competent local authority of the urban planning documentation;
- require the drafting of a Zonal Urban Plan (PUZ);
- condition the investment authorization on the approval, by the competent public authority, of a zonal urban plan, developed and financed through the funds of interested individuals and/or legal entities, only based on a prior opportunity notice prepared by the specialized structure led by the chief architect and approved by the mayor or the president of the county council;
- request the drafting of a Detailed Urban Plan (PUD);
- allow the preparation of technical documentation for obtaining the construction permit without drafting the urban planning documentation, in cases where construction is on land within a pre-existing area where constructions on adjacent parcels have the same height regime as the one requested.
Urban Planning Certificate Issuance Term in Romania
As provided in Law No. 50/1991 regarding the authorization of construction works, the term for issuing the urban planning certificate is 30 days. However, depending on the municipality to which the application is submitted, in practice, this term may be exceeded.
Unlike the urban planning certificate for the execution of construction works, the urban planning certificate for information is issued at the request of any applicant, natural or legal person, who may be interested to know the data and regulations to which the real estate, land and/or construction is subject and is issued within 15 working days of the application.
Validity of the Urban Planning Certificate in Romania
The term of validity of the certificate is from 6 to 24 months, but may vary depending on the purpose for which it was requested, the complexity of the investment and the urban characteristics of the area in which the building is located.
Mandatory Approvals for the Urban Planning Certificate in Romania
Following the issuance of an urban planning certificate, it must be completed with the opinions and agreements set out in its content. The opinions, agreements and the administrative act of the competent authority for environmental protection, set out in the town planning certificate and obtained by the applicant, become an integral part of the building permit.
Approval refers to the procedure of analyzing and expressing the viewpoint of a technical commission within the structure of competent local public authorities, focusing on the analysis of functional solutions based on which the works will be executed.
As a result of this process, the authority issues a favorable or unfavorable opinion, which is binding.