From 2025, Romanians who want to build a house face a series of major legal obstacles. The new rules on urban planning and construction permits follow a broad government-led reform intended to “modernise and streamline the built environment”. In practice, however, many citizens are completely blocked from starting or completing housing projects.
Building permits have become almost impossible to obtain
One of the most controversial measures is the revision of the criteria for issuing building permits. Permits can now be issued only if all of the following conditions are met at the same time:
- The property is connected to all public utilities—water, sewerage, gas and electricity—before construction begins.
- The area has a General Urban Plan (PUG) and a Zonal Urban Plan (PUZ) updated after 2023.
- Access is via an asphalted road with a pavement and functioning public lighting.
- Approval from the Public Health Directorate and the Ministry of Environment is required even for individual homes (!).
These requirements, which are almost impossible to meet in rural areas or on the outskirts of cities, amount to a disguised ban on construction.
Immediate effects: a blocked property market and public outrage
Associations of architects and property developers have already warned of an imminent collapse in the house-building market. Thousands of projects have been suspended, while construction companies are going bankrupt. In rural areas, people can no longer build on their own land.
“In practice, you can obtain a permit only if you live in a neighbourhood that is already fully urbanised. Otherwise, you can no longer even build a house on land inherited from your grandparents.”
— Vlad Nistor, licensed architect
Houses built without permits to be removed
Another tough measure introduced in 2025 is the ban on retroactively legalising houses built without a permit. Until now, there had been periodic “amnesties”. From this year, all undocumented buildings will be regarded as illegal and may be demolished, with no right of appeal.
What Law No. 10/2025 on construction compliance provides
The new law substantially amends Law 50/1991 and introduces the following changes:
- Higher fines for illegal construction, of up to 100,000 lei.
- A ban on selling a property without a building permit and a final acceptance report.
- A requirement for a certified designer even for outbuildings, including garages and sheds.
- The possibility for local authorities to refuse any construction “in areas considered to have potential urban-planning conflicts”.
What alternatives remain?
Those who still want to build a home in 2025 can turn to the following options:
- Buying an already built and renovated house.
- Building through an authorised developer in private developments.
- Modular-house projects already approved in urbanised areas.
However, costs are much higher, and access to homeownership is becoming increasingly difficult for middle-income Romanians.
The new 2025 rules have turned the dream of building a house into a bureaucratic and costly process. Although the official aim is “better urban planning”, in practice an increasing number of Romanians are being excluded from the right to own a home. It remains to be seen whether public pressure will lead the authorities to reconsider these strict rules.
For further context, see The future of housing: smart homes, self-generated energy and total independence, an article that explores an aspect directly related to this topic.
What do you think? Should it be easier for Romanians to build homes, or are stricter conditions justified?
