Buying an apartment, house or plot of land is one of the most important financial decisions you will make in your life. Whether it is your first home, an investment or a relocation, the process must be approached with the utmost care. A single mistake made before signing the contract can mean huge financial losses, stress, delayed deadlines or even the inability to use the property.
This complete guide presents all the mandatory checks before buying an apartment, house or plot of land, so that you do not face unpleasant surprises. The information is updated for 2025 and is based on recommendations from notaries, architects, technical experts and real-estate valuers.
To complement the information above, you can also read How to organise your home efficiently: a complete guide to a tidy space, an article that explores an aspect directly related to this topic.
1. Essential checks before buying an apartment
If you want to buy an apartment, whether old or new, you need to pay attention to a set of criteria that affect the price, safety, comfort and durability of the investment.
1.1. The property documents
The first step is to check that the apartment is legally in order. The seller must provide you with:
- An up-to-date land registry extract (CF) – issued no more than 48 hours earlier; it must show that the property is free of encumbrances.
- The title deed – sale and purchase agreement, deed of gift, inheritance certificate, etc.
- Land registry registration – mandatory; if it has not been completed, major problems may arise.
- The building permit (for new apartment buildings), plus the completion acceptance report.
- The building’s technical book – particularly important for new apartment buildings.
- The energy performance certificate – required by law.
If any of these documents is missing, ask for clarification. Missing paperwork may conceal risky legal circumstances.
1.2. Checking the building’s structure
One of the biggest mistakes buyers make is failing to check the year of construction and the condition of the structure. Apartment buildings constructed before 1977, particularly before 1963, may have serious earthquake-related issues.
Ask for information about:
- the building’s seismic risk class;
- repairs carried out in recent years;
- the condition of the basement, foundations and waterproofing;
- any cracks in walls, stairwells or the basement.
If the building is classified as seismic risk class I or II, the investment is very risky: its value may fall, and banks may impose special conditions for loans.
1.3. Neighbours and the area
A perfect apartment can become a nightmare if you have problematic neighbours or if the area is unsafe. Check:
- the noise level;
- immediate neighbours (above, below and next door);
- the standard of behaviour in the building;
- available parking;
- the neighbourhood, by day and by night;
- urban-planning plans (new buildings that block the light may be built).
It is advisable to visit the area twice: once during the day and once in the evening.
1.4. Consumption, utilities and thermal insulation
Check:
- the radiators and heating system;
- the building’s thermal insulation;
- the windows (double-glazed? PVC? aluminium?);
- average monthly bills;
- the electrical installation (whether it uses copper or old aluminium wiring);
- the plumbing (water pressure and drainage).
An old electrical installation can be a real fire hazard. Damaged plumbing can mean costs of thousands of lei later on.
2. Mandatory checks before buying a house
A house involves far more risks than an apartment. That is why the checks must be much more thorough: structure, foundations, roof, land cadastral registration, utilities, water ingress and build quality.
2.1. Load-bearing structure
This is the most important aspect. A poorly built house can put your life at risk in the first serious earthquake.
Check:
- the foundations – depth, levelness and any cracks;
- columns and beams – overly wide spans and insufficient reinforcement;
- masonry – the type of blocks used and how they were installed;
- the slab above the ground floor – thickness and vibrations when walked on;
- floor structures – any deformation.
Ideally, hire a technical expert who can identify problems that are invisible to an ordinary person.
2.2. The roof
The roof is a very expensive part of a house. Check:
- the metal sheeting / tiles (rust and cracks);
- the roof structure (beams affected by wood-boring insects);
- the condition of gutters and downpipes.
A defective roof can cause water ingress that damages the house within a few months.
2.3. Water ingress and damp
Damp is a house’s greatest enemy.
Check:
- the corners of rooms;
- the basement;
- the foundations;
- readings taken with a moisture meter.
If you can smell mould, something is wrong, even if the owner has recently painted the walls.
2.4. Legality of the construction
A house must have:
- a building permit;
- a technical project;
- a technical book;
- a completion acceptance report;
- land registry registration.
Any substantial alteration, such as attic conversions, extensions or enclosed terraces, must be checked for legality.
2.5. Utilities
Check:
- water;
- sewerage (whether it exists or there is a septic tank);
- gas;
- electricity (single-phase or three-phase);
- the available electrical capacity;
- internet / fibre optic access.
A house without fully connected utilities can involve thousands or tens of thousands of lei in connection costs.
3. Checks before buying land (inside / outside the built-up area)
Land is highly sensitive and may conceal legal or technical issues that are difficult to resolve after purchase.
3.1. Land documents
Request:
- an up-to-date CF extract;
- a cadastral plan;
- the title deed;
- subdivisions / consolidations, if any.
Check whether the land:
- is free of encumbrances;
- is not subject to litigation;
- has no mortgage;
- has no hidden easements;
- is not subject to restitution claims.
3.2. Planning status (extremely important)
There is no point in a beautiful plot of land if you cannot build on it.
Request the following from the local authority:
- An urban-planning certificate for information purposes – this tells you what you are allowed to build;
- Site coverage ratio (POT);
- Floor-area ratio (CUT);
- Permitted height regime;
- Required setbacks from neighbours;
- Protected area / special restrictions.
A plot may theoretically be inside the built-up area (intravilan), but in reality not allow the construction of a house.
3.3. Road access
Plots without road access are almost impossible to use. Check:
- the width of the road;
- whether the road is public or private;
- whether access is registered in the land registry;
- future plans to block or widen it.
3.4. Utility networks
Check where the following are located:
- water;
- sewerage;
- gas;
- electricity;
- fibre optic infrastructure.
If they are some distance away, costs can reach:
- 3,000–20,000 lei for water and sewerage;
- 4,000–15,000 lei for electricity;
- 4,000–12,000 lei for gas;
- 2,000–6,000 lei for internal roads.
3.5. Soil quality
The land may have:
- unstable clay soil;
- a shallow water table;
- flood-prone areas;
- marshy ground;
- landslides.
Request a geotechnical study before buying, not afterwards.
4. Important differences between land inside and outside the built-up area
Many people buy land outside the built-up area because it is cheaper, but such land:
- does not allow residential construction;
- requires reclassification as land inside the built-up area (a lengthy process);
- has no utilities;
- has no guaranteed infrastructure.
If you want to build a house, choose buildable land inside the built-up area.
5. Warning signs that should make you stop immediately
If you notice any of the following, stop the purchase:
- The seller refuses to show the original documents;
- There is no CF record, or it is “provisional” without clear reasons;
- There are disputes or restitution claims;
- The house has major cracks in its foundations or beams;
- The apartment building is seismic risk class I or II;
- There are no utilities and no plans for them;
- The land has no access;
- The area is exposed to flooding or landslides.
6. Buy only after rigorous checks
Buying an apartment, house or plot of land should not be rushed. Every detail matters, and every document must be checked. A secure property investment means:
- complete, verified documents;
- a sound structure;
- actual utility connections;
- a safe area;
- no litigation;
- legally buildable land.
With careful analysis and the help of experts, you will avoid pitfalls and make a profitable, secure investment for the future.
Get informed, check twice and buy smart.
