Romania – Lease Agreements

What is the typical lease term for renting property in Romania?

Lease agreements in Romania may be drawn up either for a defined duration or on an open-ended basis. Fixed-term contracts run for a specified period after which they expire, while indefinite-term agreements remain in force until one party chooses to bring them to an end. In day-to-day practice, the one-year fixed-term contract is overwhelmingly the most popular choice for residential rentals.

Under the Civil Code, the longest lease term permitted is 49 years. Should the parties agree on a longer period, the contract is automatically reduced to this statutory ceiling. Residential leases in Romania are most often concluded for one or two years — a noticeably shorter horizon than in certain other European countries, where three-to-five-year terms are more typical.

Tenants who need short-term or transitional accommodation can generally find properties available on terms as brief as three or six months. These shorter arrangements tend to come with full furnishings, making them a practical choice for people who require somewhere to live at short notice. Those planning a more extended stay, or who value stability, may prefer terms of two years or longer, which can sometimes also attract more favourable rental rates.

A fixed-term lease expires automatically when the agreed period ends, unless the contract contains an explicit clause providing for automatic renewal on the same terms. If renewal is intended, this must be stated clearly in the agreement — unlike in countries such as Germany or the Netherlands, where statutory continuation at the end of a term is more commonly built into the legal framework, in Romania you may need to renegotiate and re-sign if no such clause exists.

For open-ended leases, both parties are entitled to terminate by giving advance notice — usually somewhere between one and three months, depending on what the individual contract specifies. Because this period is not fixed by law, it varies from contract to contract and should always be checked carefully.

What is the difference between furnished and unfurnished rental properties in Romania?

When searching for a rental property in Romania, you will come across both furnished and unfurnished options. The key distinction between the two lies in the extent of the fittings and household items that are included as part of the tenancy.

Furnished rentals are fully fitted out with furniture and appliances and often include basic household essentials. They are particularly prevalent in city centres and in locations with a notable expat presence, and they suit short-term or transitional requirements well — for example, students, visiting professionals, or those on temporary assignments. Because of everything that is included, furnished properties typically attract higher monthly rents.

It is worth bearing in mind that the definition of “furnished” can differ considerably between individual landlords and may not correspond to what tenants have experienced in other rental markets. While a landlord will generally accept responsibility for maintaining major systems and equipment — such as heating, white goods, plumbing, and electrical fixtures — smaller items like crockery, bedding, and kitchen utensils are far less certain to be included. Unlike some Western European markets where a furnished property comes comprehensively equipped, Romanian furnished properties often provide only basic furniture and limited kitchen provisions. Requesting a written inventory before signing is always worth doing.

Unfurnished rentals, by contrast, are handed over as bare spaces: no furniture, no appliances, and no household goods are supplied by the landlord. Tenants must arrange and fund all of this themselves. Unfurnished properties are more common among individuals and families committed to a longer stay, or those who already own furniture and want to put their own stamp on a space. They tend to be more cost-effective, and tenants have full freedom to choose furnishings that suit their taste and budget.

Whether the property is furnished or unfurnished, always ask for a detailed inventory (inventarul bunurilor) listing every item included and its condition at the start of the tenancy. This document is the basis on which any deductions from the deposit will be assessed at the end of the lease, and it protects both parties from future disagreements.

What are the standard clauses typically found in a lease agreement in Romania?

Romanian law obliges landlords to provide tenants with a written contract setting out the conditions of the tenancy. This document must contain the names of both parties, the address of the property, the amount of rent, the duration of the lease, and any other applicable conditions. Most residential leases will also include the following standard provisions:

• Rent payment terms: The contract should specify the monthly rent figure, the date on which payment falls due, and the currency in which rent is to be paid. The amount itself is freely negotiable between landlord and tenant.
• Rent indexation: Rent may be linked to inflation — indexation clauses are common in Romanian agreements — and the contract may lawfully provide for progressive annual increases.
• Maintenance responsibilities: As a general rule, structural repairs are the landlord’s concern, while tenants are expected to handle day-to-day upkeep and minor repairs.
• Subletting restrictions: A tenant may only sublet the property with prior written consent from the landlord. Many contracts expressly prohibit subletting altogether.
• Notice periods for termination: The contract will typically set out how much notice each party must give before ending the tenancy, allowing both sides adequate time to make alternative arrangements.
• Early termination by the tenant: Romanian law entitles a tenant to bring a fixed-term contract to an end by giving 60 days’ written notice, even where the agreed term has not elapsed. This statutory right means the tenant can vacate without being in breach — and provided all obligations have been met, the security deposit must be returned in full.
• Right of first refusal on sale: The law confers on tenants a pre-emption right should the landlord decide to sell the property, giving them priority to purchase before it is offered to third parties.
• Breach and termination: If either party fails to honour their contractual obligations, the other party is entitled to terminate the agreement.

The core provisions of a Romanian lease deal with the rights and duties of both parties, the rent, renewal conditions, termination grounds, and consequences of default. Where a clause is unclear or absent altogether, the Romanian Civil Code steps in to fill the gap.

What additional or optional clauses might appear in a lease agreement in Romania?

Beyond the provisions required by law and those found in most standard contracts, Romanian landlords frequently incorporate a range of optional clauses that differ considerably from one agreement to the next. These are not prescribed by statute, but once signed they are legally binding — so it is important to read them carefully before agreeing.

• Pet policies: Prohibitions on pets, or restrictions on the type and number of animals permitted, are extremely common in urban apartment leases. If you have a pet or are likely to acquire one, confirm the position in writing before signing.
• Alterations to the property: Many contracts bar tenants from making structural changes, repainting walls, or installing fixtures without the landlord’s express written consent. Breaching such a clause can lead to deposit deductions or claims for damages.
• Guest and occupancy policies: Some landlords specify exactly who may occupy the property and how long visitors may stay. Contracts often set out the permitted number of residents, and exceeding this without agreement could constitute a breach.
• Utility arrangements: Romanian law does not prescribe who is responsible for utility and service-charge payments. The parties may agree that the landlord settles these costs and recharges them to the tenant, that the tenant pays all bills directly, or that a single inclusive rent covers both the property and associated costs. This should be set out unambiguously in the contract to head off future disputes.
• Insurance requirements: Certain landlords require tenants to maintain contents or liability insurance throughout the tenancy. This is not a legal obligation, but it is a reasonable precaution regardless of whether the contract demands it.
• Automatic renewal clauses: Where automatic renewal is intended, this must be spelled out explicitly. Read renewal provisions with care — some clauses renew the lease for a full additional year unless the tenant gives notice well in advance of the expiry date.

Before signing, pay close attention to any penalty clauses for late rent payments, the terms on which the landlord may enter the property, and any provisions that purport to restrict your statutory right to terminate with 60 days’ notice. A clause that contradicts a right granted to you by Romanian law is generally unenforceable — but it is always better to challenge it before signing than to rely on that protection after problems have arisen.

What should expats be especially aware of when signing a lease in Romania?

Entering into a rental contract in a country where you are not fully at home with the language or legal system carries distinct risks. The points below deserve particular attention from anyone new to renting in Romania.

Language of the contract: The Romanian version of any contract is the legally authoritative text. Even when an English translation is provided alongside it, you should have someone present to go through the Romanian original with you, so that you can confirm both versions correspond and raise any questions before signing. Using a certified legal translator or a Romanian-speaking solicitor for this step is a sound investment.

Contract registration: Under Housing Act Art. 21, the contract must be filed with the local fiscal authority. Registration does not affect the contract’s validity between the parties, but it prevents tax evasion. If the contract has not been declared at the financial office — evidenced by an official stamp — it carries reduced legal security, since the landlord is technically concealing rental income. While this practice exists because it lowers the landlord’s tax liability, it leaves the tenant in a weaker position. Insisting on a declared contract is always advisable, even though the duty to register rests with the landlord rather than the tenant.

Notarised leases: A landlord may convert the lease into a writ of execution either by registering it with the fiscal authority or by having it notarised — the latter incurs costs of roughly 0.5% of the total lease value. This gives the landlord the ability to instruct a bailiff to enforce eviction without first obtaining a court order. Understanding whether your contract has been notarised or registered is important, as it determines the procedural protections available to you in an eviction scenario.

Land Book registration: Registering the lease in the Romanian Land Book is significant for longer tenancies: without it, your right to occupy the property may not be enforceable against a new owner who acquires the building after you moved in. Ask your landlord to confirm that this step has been completed.

Legal advice: Anyone unfamiliar with Romanian property law is encouraged to take legal counsel before entering into a lease. The cost of a brief consultation with a local property lawyer is modest relative to the risk of signing a poorly drafted or prejudicial agreement. You can find a qualified lawyer through the Romanian National Union of Bar Associations (UNBR).

Are security deposits required in Romania, and what rules govern them?

Romanian law permits landlords to require a security deposit, which customarily amounts to one or two months’ rent. When the tenancy ends, the deposit is returned to the tenant after any legitimate deductions have been made. As of 2024, there is no statutory ceiling on deposit amounts beyond this widely observed norm — verify the current position with official sources such as the National Authority for Consumer Protection (ANPC).

The deposit serves two purposes: covering any damage caused by the tenant beyond ordinary wear and tear, and acting as a guarantee against unpaid rent or outstanding utility bills. The sum is usually stated in the rental agreement. Unlike countries such as the United Kingdom, where landlords are legally required to lodge deposits in a government-authorised protection scheme within a fixed number of days of receipt, Romania has no comparable mandatory mechanism. The deposit is held directly by the landlord for the duration of the tenancy.

Permissible deductions include unpaid rent, utility bills left unsettled by the tenant, and the cost of repairing damage attributable to the tenant’s use of the property. Romanian law does not specify a fixed deadline by which the deposit must be returned, so it is sensible to negotiate and record a clear return timeline in the contract itself — a period of 15 to 30 days after the tenancy ends and both parties have signed a cessation document is typical.

At the conclusion of the tenancy, a written document confirming that the contract has ended and that both parties are in agreement is required. Signing this without first conducting a careful inspection of the property could jeopardise any subsequent claim for the return of your deposit. Retain copies of all tenancy documents, including the original move-in inventory, throughout the lease period.

Are condition reports or property inspection reports used in Romania before signing a lease?

Standardised condition reports — of the kind sometimes called check-in reports or property inspection schedules — are not a statutory requirement in Romanian residential rental law, unlike in certain other jurisdictions. In France, for instance, a detailed état des lieux is compulsory by law and must be completed jointly by landlord and tenant both at the start and end of the tenancy. No equivalent legal obligation exists for Romanian residential leases.

That said, most standard Romanian contracts do include an inventory of the dwelling and its contents, and it is strongly advisable to insist on a thorough written and photographic record of the property’s condition before you move in. This record should capture the state of walls, floors, fixtures, fittings, and every included item of furniture or equipment. Without it, disputes over pre-existing damage at the end of the tenancy — which a landlord might otherwise attempt to recover from your deposit — are common and hard to contest in your favour.

When documenting the property at move-in, take dated photographs of each room and note any existing defects, and make sure both you and the landlord acknowledge these in writing. This record should be attached to the lease as a signed annex. Any reluctance on the part of the landlord to participate in this process is a warning sign worth heeding. The time spent on careful documentation at the outset of a tenancy is one of the most effective safeguards available to a renter in Romania.

What qualifications or licences should letting agents hold in Romania?

The regulation of real estate agents in Romania is considerably less stringent than in many comparable European countries, and the issue of how the sector should be better governed remains a matter of ongoing legislative discussion. There is no formal register of real estate agents in Romania, though agents are required to be registered with the Chamber of Commerce, to hold at least a secondary school diploma, and to have no criminal record.

The Romanian Association of Real Estate Agencies (ARAI) has authority to set professional and ethical standards for real estate agents, and agents operate in accordance with the provisions of Ordinance no. 3/2000. In practice, however, the consistent enforcement of these standards has been uneven, and the sector remains less tightly regulated than its counterparts in countries such as Germany, France, or Spain, where agents must hold specific qualifications and state licences.

Legislative proposals have been placed before the Romanian Chamber of Deputies with the aim of better organising the real estate brokerage profession, and these could bring meaningful improvements to the market. Most notably, the proposed creation of a National Electronic Register of Real Estate Agents (RENII) would establish a transparent public record in which all agents would be obliged to register. As of 2025, this register had not yet been formally enacted — check the current status with the Romanian Chamber of Deputies or official government sources before placing any reliance on such a system.

Given the limited mandatory licensing framework currently in place, expats should exercise particular care when choosing an agent. Look for those affiliated with established bodies such as ARAI, ask for references from previous clients, and be wary of agents who are unwilling to provide documentation in writing or who pressure you into making rapid decisions. Choosing a reputable and properly registered agent is an important step towards a smooth rental experience.

Is there a professional association or regulatory body that reputable letting agents in Romania should belong to?

The Romanian Association of Real Estate Agencies (ARAI) is the principal industry body for the sector and is empowered to establish professional and ethical standards for real estate agents. Membership of ARAI provides a degree of confidence that an agency is operating within a recognised framework of conduct. ARAI maintains a Code of Ethics and an internal disciplinary process, with its board responsible for enforcement.

Membership of ARAI is voluntary rather than compulsory, so the absence of membership does not automatically mean an agent is untrustworthy — but it does mean there are fewer avenues for recourse if difficulties arise. You can enquire directly with ARAI as to whether a particular agency holds membership. Always verify current contact details and membership procedures through ARAI’s official channels, as these may change over time.

When working with an agent, bear in mind that estate agents typically charge a commission of approximately one month’s rent, which is customarily split equally between tenant and landlord. If an agent expects you to cover the full commission yourself, it is reasonable to query this — while not prohibited by law, it departs from standard practice. Always agree commission terms in writing before you begin viewing properties.

For authoritative and up-to-date information on agent regulation in Romania, consult the National Authority for Consumer Protection (ANPC) and the National Office of the Trade Register (ONRC), which holds registration records for all businesses active in Romania, including real estate agencies.

What are a tenant’s rights and legal protections under rental law in Romania?

The landlord-tenant relationship in Romania is governed principally by the Civil Code and Law no. 114/1996 on Lease Agreements. Together, these instruments establish the rights and duties of both parties across all key areas: contract formation, rent, deposits, termination, and eviction procedures.

Key tenant rights under Romanian law include:

• Written contract: The landlord is legally obliged to provide a written agreement.
• Habitability: Landlords must keep the rental property safe and fit for habitation — structurally sound, with functioning water and electricity supplies, and free from pest infestations.
• Quiet enjoyment: Tenants are entitled to occupy their home without interference from the landlord, who may not enter the property without permission except in genuine emergencies.
• Right of first refusal: Romanian law provides that where a lease has expired and the landlord wishes to re-let the property, the former tenant has a right of first refusal — provided they fulfilled their obligations under the original agreement.
• Pre-emption right on sale: Should the landlord decide to sell the property, the tenant is granted a statutory pre-emption right, giving them priority to purchase it before it is offered to other buyers.
• Protection against arbitrary rent increases: As of 2024, landlords in Romania may raise the rent no more than once a year and must give at least three months’ notice of any increase — verify the current position with official sources, as legislation can change.
• Right to carry out urgent repairs: Where a landlord neglects necessary repairs, the tenant is entitled to carry out those repairs themselves.

Eviction: Eviction in Romania is a closely regulated process that ordinarily requires court approval. The grounds for eviction and the steps for resolving disputes should be clearly set out in the lease agreement. Romanian law provides a special accelerated eviction procedure, and a typical eviction may take one to two months from initiation. The process is carried out by a bailiff, who serves the tenant with a notice requiring them to vacate within 30 days. In practice, however, tenants who seek court protection can extend proceedings to more than six months.

Romania’s rental laws are regarded by some legal commentators as favouring landlords to a modest degree, particularly when set alongside countries with more robust tenant protections. Foreign nationals renting in Romania operate under the same legal framework as Romanian tenants — there are no additional restrictions on renting for foreigners, though EU/EEA residents may be required to register with local authorities, and non-EU nationals may face additional residency requirements. For authoritative and current guidance, consult:

• National Authority for Consumer Protection (ANPC)
• Romanian National Union of Bar Associations (UNBR)
• Ministry of Justice (Ministerul Justiției)
• National Agency for Fiscal Administration (ANAF) — for lease registration queries

How do I rent a property in Romania? Step-by-step process

1. Research the market and set a budget. Browse listings on major Romanian portals such as imobiliare.ro or storia.ro. Account for the security deposit (typically one to two months’ rent as of 2024), agent commission (typically half a month’s rent), and utility costs, which are usually billed separately.
2. Find a reputable letting agent or search independently. If using an agent, confirm they are registered with the National Office of the Trade Register (ONRC) and, ideally, affiliated with ARAI. Agree the commission arrangement in writing before viewing any properties.
3. View properties and negotiate terms. Tenants have the right to negotiate rent levels, lease duration, and contract conditions. Landlords must allow tenants a reasonable period to review the agreement and discuss the terms.
4. Commission a translation or engage a bilingual adviser. Even where an English version of the contract is provided, have a qualified person go through the Romanian original with you to confirm that both texts are consistent and accurate. A certified legal translator is a sound choice for this step.
5. Review the contract carefully. Check all key provisions: rent and payment dates, notice periods, deposit amount, maintenance obligations, renewal clauses, and any optional restrictions such as those relating to pets or alterations. You have the right to consult a lawyer or other adviser before signing.
6. Conduct and document a property inspection. Before signing or handing over the deposit, inspect the property in detail and prepare a written, photographic inventory acknowledged by both parties. Attach this document to the lease as a signed annex.
7. Sign the contract and pay the deposit. Both parties must sign and date the agreement. Retain a copy of the signed contract and obtain a written receipt for the deposit.
8. Ensure the lease is registered. Confirm that the landlord files the contract with the local fiscal authority (ANAF). Registration is the property owner’s responsibility, not the tenant’s. Ask for a copy of the officially stamped, declared contract as evidence that this has been done.

Frequently Asked Questions

Does a lease agreement in Romania have to be written in Romanian?

The Romanian version of any contract is the one that is legally binding and authoritative. Bilingual contracts — with Romanian on one side and another language on the other — are perfectly acceptable and frequently used in expat tenancies, but in the event of any dispute it is the Romanian text that prevails. Always have the Romanian version reviewed by a qualified person before you sign.

Can foreigners rent property in Romania without any restrictions?

There are no legal obstacles to foreign nationals renting residential property in Romania. The Civil Code and Law no. 114/1996 apply equally regardless of nationality. EU/EEA residents who intend to stay for more than three months should register with the General Inspectorate for Immigration (Inspectoratul General pentru Imigrări), and non-EU nationals may be subject to additional visa or residency requirements. Current requirements can be verified at igi.mai.gov.ro.

How are disputes between landlords and tenants resolved in Romania?

Eviction and major disputes must be settled through the courts. Bringing a case before a Romanian court is an available option, but proceedings can take between one and a half and two years to conclude. For less serious disagreements, the parties may attempt to resolve matters through direct negotiation or by approaching the ANPC. Consulting a Romanian-qualified lawyer at the earliest stage of any dispute is strongly recommended given how protracted court proceedings can be. The Romanian Bar Association (UNBR) maintains a searchable directory of qualified lawyers.

What happens if I need to break my lease early?

Romanian law gives a tenant the statutory right to end a fixed-term contract by providing 60 days’ written notice, regardless of how much time remains on the agreed term. This right cannot be contracted away by a clause in the agreement. However, if your contract contains a financial penalty for early termination beyond the forfeiture of the deposit, the enforceability of that clause depends on its specific wording and should be assessed by a lawyer before you act on it.

How are rent increases regulated in Romania?

Romanian lease agreements normally set out the mechanism and timing of rent reviews. As of 2024, landlords may increase rent no more than once a year, and must give at least three months’ advance notice — verify this figure with official sources, as the law may change. Rent indexation to inflation is common in Romanian contracts and is a lawful provision.

Is there a government deposit protection scheme in Romania?

No. Romania has no mandatory deposit protection mechanism comparable to those operating in countries such as the United Kingdom or France, where landlords must place deposits in state-authorised schemes within a defined number of days of receiving them. In Romania, the deposit is held directly by the landlord throughout the tenancy. This makes thorough move-in and move-out documentation, and a clearly recorded agreement on the timeline for deposit return, especially critical for tenants.

Can a landlord evict me without going to court?

A landlord may obtain the ability to enforce eviction without a court ruling if the lease has been made into a writ of execution — either through registration with the fiscal authority (ANAF) or through notarisation, which carries a cost of approximately 0.5% of the total value of the lease. In either case, the landlord can instruct a bailiff directly. Where the lease is not registered or notarised in this way, a court order is required before eviction can proceed. It is important to establish whether your contract falls into either category before signing.

What should I do if my landlord refuses to return my deposit?

Begin by sending a formal written demand by registered letter, keeping proof of delivery. If this does not produce a satisfactory response, you may file a complaint with the National Authority for Consumer Protection (ANPC) or take legal advice from a lawyer registered with the Romanian Bar Association. A signed move-in inventory and dated photographic evidence are essential to substantiate your claim. Since court proceedings can be lengthy, documented negotiation at the earliest possible stage is the recommended first course of action.