Urban Planning Lawyer in Romania. National Urban Planning Geoportal in Romania. How Digitalisation Is Changing Access to Information on Land and Buildings

Romania has adopted the Spatial and Urban Planning and Construction Code (CATUC), regulated by Law No. 169/2026. The Urban Planning Code in Romania aims to simplify the regulatory framework applicable to urban planning and building permitting procedures.

Pursuant to Article 8(1)(l), the Spatial and Urban Planning and Construction Code (CATUC) regulates, among other matters, the digitalisation of operational and system processes and procedures carried out in the exercise of responsibilities in the field of urban planning in Romania, in accordance with the principles of efficiency, effectiveness, accessibility and quality of public services. This process will be facilitated through the National Spatial and Urban Planning and Building Permitting Platform in Romania.

The platform itself consists of the National Urban Planning Geoportal in Romania and the National Single-Window System for Building Permits.

Although Law No. 169/2026 provides for simplified access to information and a more efficient relationship between public authorities and beneficiaries in Romania, this does not eliminate the legal complexity of urban planning and building permitting procedures, particularly with regard to verifying the legal status of land in Romania, obtaining the necessary approvals, endorsements and permits, challenging administrative acts, or resolving potential obstacles arising in dealings with Romanian public authorities.

In this context, Pavel, Mărgărit and Associates Romanian Law Firm can provide legal assistance in Romania with reviewing documentation, interpreting the applicable urban planning regulations and managing the administrative procedures required for the development of a real estate project in Romania.

Depending on the nature of the project, the team may provide assistance through an urban planning lawyer in Romania, real estate litigation lawyer in Romania, construction lawyer in Romania, land lawyer in Romania or real estate lawyer in Romania, including in connection with the administrative, contractual and contentious proceedings relating to real estate investments in Romania.

Accordingly, procedures that in the past could only be carried out in person in Romania will now be available online, just a few clicks away.

The Urban Planning Code (CATUC) in Romania is intended to replace Law No. 350/2001 and Law No. 50/1991, consolidating the relevant rules into a single legislative framework in Romania.

Urban Planning Lawyer in Romania: What Is the National Urban Planning Geoportal and What Changes Does CATUC Introduce?

The National Urban Planning Geoportal in Romania is an online platform that includes all legally approved spatial planning plans and urban planning documentation available at the level of public administration authorities, which are necessary for spatial planning, urban planning regulation and the permitting of construction works in Romania.

The National Urban Planning Geoportal allows any citizen to:

• search for and locate spatial objects and query the database regarding the classification of land within specific functional zoning areas and the urban planning regulations applicable to such land;
• directly consult online, through various thematic layers of spatial data, the spatial planning and urban planning documents currently in force;
• carry out analyses and download reports and statistics concerning the spatial development directions of the territory;
• view, print and download spatial data regarding public utility easements, functional zoning and applicable urban planning regulations;
• simultaneously view the content of multiple overlapping thematic layers of spatial data.

In practice, the National Urban Planning Geoportal in Romania provides technical information that an urban planning lawyer in Romania can interpret from a legal perspective for the purpose of developing a real estate project.

An urban planning lawyer in Romania can also verify the legal and urban planning status of the property, assess the applicable planning restrictions and identify potential legal or administrative issues that could affect the development of the real estate project.

Why the Legality of a PUG and PUZ Can Affect an Entire Real Estate Project and How a Land Lawyer in Romania Can Assist in the Context of the National Urban Planning Geoportal

The National Urban Planning Geoportal in Romania will facilitate access to the urban planning documentation applicable to a specific plot of land, including the General Urban Plan (PUG), Zonal Urban Plan (PUZ), functional zoning, public utility easements and other relevant urban planning regulations.

The legality of a PUG or PUZ can affect an entire real estate project, as these planning documents establish the conditions under which land may be used and developed, including permitted uses, urban planning indicators, maximum building height, setback requirements and any applicable restrictions.

If the urban planning documentation on which a project is based is unlawful, annulled, suspended or no longer applicable, this may have consequences for the building permitting procedures and for the administrative acts issued on the basis of that documentation.

In this context, a real estate lawyer in Romania can verify the legality and applicability of the relevant PUG or PUZ. A lawyer can also identify potential legal risks before the acquisition of the land or the commencement of a real estate investment in Romania, review urban planning certificates and building permits, and provide legal assistance in administrative proceedings or litigation concerning the suspension or annulment of urban planning acts.

“The National Urban Planning Geoportal can provide real estate developers in Romania with a clearer overview of the regulations applicable to a specific plot of land. However, the real value of the information depends on its legal interpretation. A lawyer’s role is to turn this data into a concrete assessment of the project’s risks and feasibility,” said Managing Partner of Pavel, Mărgărit and Associates Romanian Law Firm, Dr. Radu Pavel.

Real Estate Lawyer: GIS Format Becomes the New Standard for Urban Planning Documentation

Article 138(5) establishes the obligation for all spatial and urban planning documentation to be prepared in GIS format, in compliance with the standardised structure established by the central public authority competent in the field of spatial planning, urban planning and construction, for the purpose of publishing such documentation in the National Urban Planning Geoportal.

Based on the GIS content, hard-copy plans may be generated and signed by the coordinator of the relevant planning documentation. These plans are submitted by the drafter to the beneficiary so that they may be reviewed and accepted by the competent urban planning department and incorporated as an annex to the approval decision of the local or county council, as applicable.

A real estate lawyer can assist with verifying the legal and urban planning status of the land, determining what may be built on it and analysing the urban planning certificate. Therefore, reviewing the General Urban Plan (PUG) and the Zonal Urban Plan (PUZ) becomes essential for the real estate market.

The Zonal Urban Plan (PUZ) in Romania is an important instrument for the urban development of a particular area within a locality, containing detailed information on the various permitted uses of that area, such as residential areas, green spaces in Romania, public institutions, services and other functions.

The General Urban Plan (PUG) is a planning document that establishes the development framework for the entire locality, including:

• residential areas;
• commercial areas;
• industrial areas;
• green spaces.

The Zonal Urban Plan (PUZ) regulates a specific area within a locality and establishes, among other matters:

• maximum building height;
• site coverage ratio (POT);
• floor area ratio (CUT);
• other urban planning rules applicable to the relevant area.

How Is Access to the National Urban Planning Geoportal Granted and Who Can Edit the Data?

Access to the Geoportal is granted through authentication based on a username and password or on a code generated by the application, with different levels of access.

As regards access to data editing within the platform, editing rights are granted only to certain authorised persons or institutions, such as:

a) designated persons from central public administration authorities, national agencies and other entities with responsibilities for establishing safety zones, protection zones and restricted areas;

b) local public authorities, through designated persons from the office of the chief architect or, where they do not have specialised personnel, through staff at agency level;

c) specialists holding signing rights for the preparation of spatial planning plans and urban planning documentation;

d) designated staff from the ATU expertise centres provided for by this Code;

e) owners/operators of above-ground and/or underground technical and utility networks.

In order to accelerate the process of designing, obtaining approvals for and authorising special telecommunications networks, the National Urban Planning Geoportal will allow SNAOPSN institutions to view, consult and download plans relating to technical and utility networks in digital and georeferenced format.

Real Estate Due Diligence. Is Checking a Plot of Land in the National Urban Planning Geoportal Sufficient?

Whether we are discussing the purchase of an apartment, a house, an office building or an industrial warehouse, particular attention must be paid to the legal details: from documents proving the seller’s ownership rights to land book extracts, tax certificates, energy performance certificates, technical reports and, of course, the conclusion of sale and purchase agreements or handover protocols.

A real estate lawyer can also prepare a real estate due diligence report in order to analyse the legal status of the property. In the real estate market, a lawyer plays an important role even before the acquisition is completed.

A real estate due diligence carried out before the acquisition of a property, whether it concerns land for sale, a house for sale or an apartment for sale, is recommended in order to identify potential legal risks at an early stage.

A lawyer specialised in real estate law can verify the ownership right and the manner in which it was acquired, the status reflected in the land book, the continuity of the chain of title, the cadastral status, as well as the other documents relevant to the transaction. Following this analysis, the buyer can gain a clearer understanding of whether there are any encumbrances, disputes, inconsistencies or other issues that could affect the acquisition.

A land restitution lawyer handles cases where the purpose is to recover land unlawfully taken over by the State during the communist regime or to obtain compensation.

REAL ESTATE DEVELOPMENT LAWYER. CHALLENGING A PUZ. HOW CAN AN URBAN PLANNING DISPUTE AFFECT A DEVELOPER’S INVESTMENT?

A real estate development lawyer can verify a plot of land for sale, a house for sale or an apartment for sale by carrying out legal due diligence, reviewing the Land Book, title deeds, mortgages and whether the property can be lawfully developed. The lawyer can also assist with the acquisition, contract negotiations, as well as the review and financing of banking agreements.

A lawyer can also provide assistance in relation to public authorities, permits and approvals, negotiations with the professionals and contractors required for the project, including builders and suppliers, the management of legal issues and the subsequent sale of the development. The lawyer’s role is to ensure that the project can be lawfully carried out and that the investor is legally protected throughout the entire development process.

A Zonal Urban Plan (PUZ) is approved by the local council and may be challenged before the administrative courts. Law No. 554/2004 on administrative litigation provides the legal framework for challenging administrative acts. A real estate lawyer can analyse the legality of the urban planning documentation and the approval decision, identify potential grounds of unlawfulness, file a prior administrative complaint where required and seek the total or partial annulment of the administrative act before the competent court.

Irregularities concerning urban planning documentation, ownership rights or administrative acts related to the project may subsequently give rise to a real estate dispute. Such disputes may affect the developer’s investment by delaying construction works, making it impossible to commence or continue the development, creating difficulties in dealings with banks or investors, and causing delays in sales or leasing, in addition to other consequences that may adversely affect the investor.

An urban planning dispute can therefore turn a legal risk into a financial risk.

Building Permit. Why Urban Planning Documentation Should Be Reviewed Before the Project Is Authorised

A building permit is an official administrative act issued by the local authority, granting a person the legal right to commence construction works, whether the project concerns a house for sale or an apartment for sale.

This procedure is regulated by Law No. 50/1991 and the building permit may only be requested by the holder of a legal right over the relevant property or land.

The building permit does not determine what a person may build, but rather what may be authorised, including the location, nature and characteristics of the works, as well as the period in which they may be carried out. A construction lawyer can provide legal assistance in preparing the documentation required for obtaining a building permit, as well as the documents required for extending the validity of a building permit.

A construction lawyer can facilitate the entire process of obtaining a building permit. The lawyer can review title documents, analyse the legality of the relevant documentation and work together with architects to ensure compliance with applicable local regulations. The architect is responsible for preparing the technical documentation relating to the works to be authorised, while the lawyer’s role is to assess whether the project can be legally authorised and, where necessary, to protect and represent the beneficiary’s legal interests.

Real Estate Development Lawyer. Preventing Risks Before the Acquisition and Commencement of the Investment

A lawyer specialised in real estate development can assist the client with the acquisition of land under legally secure conditions, the lawful development of the project and the subsequent capitalisation of the investment, while reducing legal risks.

Before the acquisition of the land, the lawyer can carry out a due diligence process, which may include reviewing the title deed, the Land Book, easements and other relevant elements in order to assess the risks associated with the investment.

The lawyer also verifies not only whether the land can be safely acquired, but also whether the project can be developed from an urban planning perspective, through the analysis of the General Urban Plan (PUG), Zonal Urban Plan (PUZ), Detailed Urban Plan (PUD), site coverage ratio (POT) and floor area ratio (CUT). At the same time, the lawyer can protect the client’s interests by negotiating and drafting the land acquisition agreement, including clauses concerning permits, the discharge of any existing mortgages or confirmation of the possibility to build on the land.

Throughout the project, the lawyer can oversee the permitting process and verify whether it is carried out in compliance with the applicable legal requirements.

In conclusion, although the National Urban Planning Geoportal will facilitate and simplify access to information, the involvement of an urban planning lawyer in reviewing the documentation, interpreting the applicable urban planning regulations and managing the administrative procedures necessary for the development of a project becomes essential.

In this respect, an urban planning lawyer can provide assistance with the necessary steps and, depending on the nature of the project, the team may provide legal assistance through a real estate litigation lawyer, construction lawyer, land lawyer or real estate lawyer, including in the administrative, contractual and contentious proceedings related to real estate investments.

Pavel, Mărgărit and Associates Romanian Law Firm is a leading law firm in Romania and provides high-quality legal services. The firm’s clients include major multinational and Romanian companies. In 2026, the law firm’s successful track record brought it international recognition from some of the most prestigious international legal directories and specialised publications.

Accordingly, Pavel, Mărgărit and Associates ranked third in Romania this year among business law firms with the most relevant expertise, according to the ranking prepared by The Legal 500. The law firm is also internationally recognised by the IFLR1000 Financial and Corporate 2026 guide.

Furthermore, Pavel, Mărgărit and Associates is the only law firm in Romania recommended by the London-based international directory Global Law Experts in the Dispute Resolution practice area.

More information about Pavel, Mărgărit and Associates is available on the firm’s website, www.avocatpavel.com