Building permit in Romania (2026): the 5 steps, from urban certificate to submission

A building permit in Romania is not obtained through a single application to the town hall, but at the end of a process with several steps, each with its own purpose. Below we explain, in plain terms, the five standard steps that take you from an idea and a plot of land to a valid autorizație de construire (building permit, abbreviated AC).

Why a process, and not a single request

Many owners start with the question "how long does it take to get the permit?", assuming it is a formality. In reality, the permit is the final document that confirms the project complies with both planning and technical regulations. Before it can be issued, there must be information about what you are allowed to build, studies describing the land, the design itself, and a series of approvals. Understanding these steps from the outset gives you control over both the timeline and the budget.

Step 1 — The certificat de urbanism (urban planning certificate, CU)

The first step is the certificat de urbanism (urban planning certificate), issued by the town hall (or the county council, where applicable). It is an informational document, not an authorisation: it does not give you the right to build, but it tells you what you may build on that particular plot. From the certificat de urbanism you learn:

• the legal status (who owns the land, any easements or restrictions);
• the economic status (the land's designated use and functional classification);
• the technical status — this contains the information essential for design: the POT indicator (land occupancy ratio) and CUT (land use coefficient), the permitted building height, and the required setbacks from the property boundaries and the building line;
• the list of approvals and consents you will need to obtain for the permit.

Precisely because it tells you what you are allowed to build and which approvals will be required, the certificat de urbanism is the reference point around which everything else is designed. We describe its contents and how to obtain it in more detail in a dedicated article.

Step 2 — Site studies

For the design to be correct and safe, the land must be properly understood. As a rule, two studies are required:

• the topographic survey — the precise measurement of the land (levels, boundaries, neighbouring plots), on the basis of which the building is correctly positioned;
• the geotechnical study — analysis of the soil through boreholes/probes, establishing its bearing capacity, the groundwater level, and the appropriate foundation solution.

These studies are not a formality: they directly influence the structural solution and the cost of the foundations. A building designed without real geotechnical data is both a technical and a financial risk.

Step 3 — The permitting design (DTAC)

On the basis of the certificat de urbanism and the site studies, the DTAC is prepared — Documentația Tehnică pentru Autorizarea executării lucrărilor de Construire (the technical documentation for authorising the construction works). It is the documentation on which the town hall issues the permit.

The DTAC is produced by a team: the architect coordinates and signs the architecture, while specialist engineers handle the structure and the building services. The documentation contains the written and drawn materials that demonstrate the project complies with the indicators from the certificat de urbanism (POT, CUT, height, setbacks) and with the technical standards in force. The level of detail is what is needed for permitting — the design for the actual construction (PTh and DDE) is developed later, after the permit is obtained.

Step 4 — Approvals and consents

The certificat de urbanism lists the necessary approvals and consents, and these are obtained from the relevant authorities. The list varies depending on the type and location of the building, but in general it may include:

• fire safety (ISU) clearance, for certain categories of building;
• the public health (DSP) approval;
• the environmental approval, where applicable;
• utility approvals — water supply and sewerage, electricity, natural gas;
• other specific approvals (for example, for protected areas or historic monuments).

Obtaining approvals is usually the stage with the least predictable duration, because it depends on several institutions, each with its own deadlines. For this reason it is worth starting early and following it closely.

Step 5 — Filing the dossier and issuing the permit

With the DTAC complete and the approvals obtained, the dossier is filed with the town hall for the issuance of the autorizație de construire (building permit). The authority reviews the documentation and, if everything is in order, issues the AC. From that moment the works may begin, subject to the conditions in the permit (and after notifying the start of works, where this is required).

How long it takes, broadly

Timelines depend on the complexity of the project, on the locality, and above all on the approvals. The following estimate is indicative — always check the specific situation with the local town hall:

The stages can partly overlap (for example, design can progress in parallel with obtaining some approvals), and a simple project can be faster, while a complex one or one on a sensitive site can take longer.

The role of the architecture studio

Although the steps appear administrative, they are closely tied to the design solution. An architecture studio coordinates the entire process: it requests the certificat de urbanism, commissions and integrates the site studies, prepares the DTAC together with the engineering team, follows up the approvals, and assembles the permitting dossier. For the client, this means a single point of contact and a coherently managed schedule, rather than five parallel processes to coordinate alone.

Before estimating exact costs or timelines, the most useful step is a conversation that starts from your specific plot and needs; from there, the process above can be planned realistically.

Who issues what — in brief

One of the most frequent confusions is "who gives me each document". In short:

• The certificat de urbanism (urban planning certificate) and the autorizație de construire (building permit) — the town hall in whose jurisdiction the land lies (or the county council / the Bucharest City Hall, as applicable). For buildings in Cluj-Napoca, the issuer is the Cluj-Napoca City Hall, through the Urban Planning Department and the Permitting Department respectively.
• The site studies (topographic survey, geotechnical study) — authorised private firms and specialists (an ANCPI-authorised surveyor and a geotechnical engineer respectively).
• The DTAC — the architecture studio, together with the specialist engineers; the structural and verification documents are signed by a certified design verifier (verificator de proiect atestat).
• The approvals and consents — the relevant institutions (ISU for fire safety, DSP for public health, the Environmental Protection Agency, the utility operators, OCPI, etc.), according to the list in the certificat de urbanism.

Each issuer has its own legal deadline and its own cost; that is precisely why the process cannot be "rushed" through a single application.

The steps at a glance: who issues them and how long they take

The deadlines above are the statutory ones. In practice, the real duration depends greatly on the approvals and on any additions requested by the authority — we cover the difference between the statutory deadline and the real one in a separate article on how long a building permit takes.

What the permitting dossier contains (checklist)

When filed, the dossier for the building permit usually comprises (the exact list is set by the certificat de urbanism and by the issuing town hall):

• the standard application form for issuing the building permit, completed and signed;
• the certificat de urbanism (a copy), within its period of validity;
• the title deed to the land and an up-to-date, recent land register extract (check the exact term required by the Cluj-Napoca City Hall for an electronically issued informational extract);
• the DTAC — the written and drawn materials, by speciality (architecture, structure, building services), with the reports of the certified design verifier;
• the approvals and consents required by the certificat de urbanism (ISU, DSP, environment, utilities, other siting approvals);
• where applicable, the local council decision (HCL) approving the PUZ/PUD and the opinion of the technical urban planning committee;
• proof of registration of the project with OAR (the Romanian Order of Architects);
• proof of payment of the statutory fees (the permitting fee, the architecture stamp, the ISC contributions).

An incomplete dossier does not start the 30-day clock: the authority returns it or requests additions, which delays the whole process. That is why checking the list in the certificat de urbanism at the outset is essential.

The fees: who collects them and how they are calculated

In addition to the design fees (which are separate), several statutory fees arise at the permitting stage. The values below are indicative — the percentage rates are fixed by law, but the fixed amounts (for example for the certificat de urbanism) are set annually by a local council decision, so always check your own town hall's tariffs.

The ISC contributions (0.1% + 0.5%, 0.6% in total) apply to the VAT-exclusive value of the authorised works and are regularised to the real value at handover. The 0.5% rate under Law 10/1995 was reduced from 0.7% as of 1 September 2015.

The architecture stamp is a fee in force at the time of writing; there are proposals to abolish the architecture stamp — check that it is still current before including it in a cost estimate.

Important — regularising the permitting fee: the fee is paid before the AC is issued, based on the declared value of the works. On completion, the fee is regularised to the real value of the investment; the holder is obliged to declare the real value within at most 15 days of the expiry of the execution term (Fiscal Code, art. 474). If the real value is higher, the difference is paid. The values to which the rates apply are VAT-exclusive. For a realistic budget, discuss the actual figures with the architecture studio starting from the estimated value of the investment.

After issuance: notifying the start of works

The building permit does not mean you can begin immediately, with no further formality. Before starting the works, the investor is obliged to notify in writing both the authority that issued the permit and the territorial construction inspectorate (ISC) of the date on which the works will begin (Law 50/1991, art. 7). At the same time, the investment identification board is put up at the site.

The permit has a period of validity set by the issuer, of at most 24 months from the date of issuance, within which the applicant is obliged to start the works (Law 50/1991, art. 7 (5), as amended by Law 7/2020 — source: legislatie.just.ro, doc. 1515). Once the works have begun, the validity extends for the entire envisaged execution period.

If you do not manage to start in time, the validity of the building permit may be extended once only, for at most 24 months, on an application filed at least 45 days before expiry (Law 50/1991, art. 7 + the methodological norms, as amended by Order MDLPA 2522/2022). Be careful not to confuse this rule with that of the certificat de urbanism: for the CU, the extension remains at most 12 months, on an application filed at least 15 days before expiry. We cover the exact deadlines and the difference between the statutory and the real duration in the article on how long a building permit takes.

Frequently asked questions

How much does a building permit for a house cost? The permitting fee for a residential building is 0.5% of the authorised value of the works (Fiscal Code, art. 474). To this are added the ISC contributions (0.1% + 0.5%, 0.6% in total) and the architecture stamp (0.05%). For a house with a value of works of, say, RON 600,000, the indicative permitting fee is around RON 3,000, plus the ISC contributions and the stamp. These fees are separate from the design fees.

How long does it take to obtain the building permit? The law provides for at most 30 days from filing the complete documentation for the permit to be issued, and 15 working days for the certificat de urbanism. In practice, the whole process (from CU to AC) usually takes between 6 months and 1 year, mainly because of the approvals.

Can I start the works as soon as I have the permit? Not quite. First you must notify in writing the issuing town hall and the construction inspectorate (ISC) of the date on which the works will begin, and put up the site board (Law 50/1991). Only after these formalities can the works lawfully start.

Why do I need a certificat de urbanism if it is the permit that counts? The certificat de urbanism is an informational document, not an authorisation: it tells you what you may build (POT, CUT, height regime, setbacks) and which approvals will be required of you. Without it you cannot correctly design the DTAC and cannot file the permitting dossier.

What happens if the real value of the works differs from the declared one? The permitting fee is regularised on completion of the works, based on the real value of the investment. The holder must declare the real value within at most 15 days of the expiry of the execution term; if the value is higher, the difference in the fee is paid (Fiscal Code, art. 474).

How long is the certificat de urbanism valid? Between 6 and 24 months, depending on what the issuer sets; it can be extended once only, by at most 12 months (on an application filed at least 15 days before expiry). If it expires before you file the permitting dossier, a new one must be requested.