Apartments subject to enforcement proceedings: what should you know before buying a home at an ANAF auction?

What does it mean when an apartment is subject to enforcement proceedings by ANAF, and how does it end up at auction?

The National Agency for Fiscal Administration (ANAF) is the authority responsible for collecting and administering taxes owed by individuals and legal entities operating in Romania. It also handles the disposal of confiscated assets through public auctions, primarily offering real estate and motor vehicles for sale. Purchasing an apartment sold at an ANAF enforcement auction may seem straightforward, but the process can involve numerous hidden risks.

In the context of ANAF auctions, an apartment subject to enforcement proceedings is an apartment that has been seized by ANAF to recover an outstanding debt. If an individual or legal entity fails to pay their tax liabilities when due, their assets may be subject to enforcement measures and seizure for subsequent sale at auction.

In this context, Pavel, Mărgărit and Associates Law Firm can provide legal assistance with reviewing the apartment’s legal status, physical condition and compliance with planning regulations, assessing the lawfulness of the enforcement proceedings, and securing the eviction of former owners or occupants in accordance with the law.

How does the property enforcement procedure begin in Romania?

Enforcement proceedings can begin only once the debt becomes due and payable, meaning that the payment deadline has passed and the creditor can demand immediate payment. A payment notice is then served, allowing the debtor 15 days to pay. If the debt remains unpaid, enforcement proceedings continue and the property is seized. If the debt is still not settled within 15 days of the seizure, the property may be put up for sale.

How can you participate in an auction for an apartment?

Once a property is listed for an ANAF auction, interested buyers must register, submit the necessary documents, pay a participation deposit amounting to 10% of the starting price during the auction period, and submit their bid. The deposit is refunded to unsuccessful bidders or credited towards the purchase price for the successful bidder.

“Property sales through ANAF auctions can offer an opportunity for those interested in purchasing an apartment in Romania. However, participating in ANAF auctions requires a careful review of the available documents and the terms of sale. A real estate lawyer can provide assistance throughout the process,” stated Dr. Radu Pavel, Managing Partner of the Romanian law firm Pavel, Mărgărit & Associates.

Can you view the seized apartment before the auction?

For auctions conducted through the eLicitațiiANAF platform, the procedure expressly provides for the possibility of scheduling a viewing. Prospective buyers can select their preferred date and time slot on the platform. Two tax enforcement officers are appointed according to the scheduled appointments and attend the viewing. However, if the apartment is occupied, the person living there may refuse access to its interior.

A real estate lawyer in Romania can also assist with representation at the auction. The lawyer may attend alongside the client or represent them under an appropriate power of attorney. They can also help establish a bidding limit that accounts for potential hidden costs, including VAT, renovation, eviction, litigation and Land Register registration.

What happens if you cannot access the apartment’s interior?

The possibility of scheduling a viewing does not guarantee that a prospective buyer will be allowed inside. If access is refused, the buyer must rely on the information already published by ANAF, such as the cadastral record or the property’s floor plan.

Being unable to inspect the interior directly creates significant risks. Serious defects, deterioration or poor sanitary conditions may remain undiscovered and require substantial additional investment.

What information can you obtain from the property’s floor plan and auction documents?

When a property is listed for an ANAF auction in Romania, various details are published on the website, including the property’s floor plan. These documents may provide information about its floor area, construction type, layout, shares in common areas and general description.

The announcement may also include exterior photographs, the appraised value, whether the entire apartment or only a share of ownership is being sold, and any encumbrances affecting the property. The fact that the announcement lists encumbrances, such as mortgages, does not necessarily mean that they will pass to the new owner. The effects of the sale must be assessed according to the nature of each encumbrance.

Depending on the circumstances, an enforcement lawyer can review the auction documents and the nature of existing encumbrances. They can also provide legal assistance and advice regarding the purchase, any additional steps required, and the associated rights and obligations.

What happens if the apartment seized by ANAF is still occupied?

Listing an apartment for auction does not mean that it is vacant, and continued occupation does not prevent its sale. However, buyers should establish who occupies the apartment beforehand, as the legal position differs from case to case. The occupant may be the former owner, a tenant or someone without a right to use the property.

Can the former owner continue living in the apartment?

An apartment can be put up for auction without the former owner vacating it, as reflected in ANAF’s wording: “The enforcement authority agrees with the debtor on the dates and time slots during which viewings may be organised.”

In Romania, certain circumstances may temporarily prevent the eviction of the former owner between 1 December and 1 March. During this period, eviction may take place only if it is established that the creditor has no other suitable accommodation in which to live during the winter, or that the debtor has another suitable home. Consequently, in certain circumstances, the apartment may remain occupied for a short period. However, this protection does not apply to persons occupying the premises unlawfully.

What happens if a tenant occupies the apartment?

The apartment’s status must be carefully checked before bidding, as the presence of a tenant may affect how soon the new owner can take physical possession of the property. Under Article 1811 of the Romanian Civil Code, when a property is transferred, the tenant’s rights are enforceable against the new owner if the property and the lease are registered in the Land Register or, where the property is not registered, if the lease has a legally established date preceding that of the transfer.

How can eviction be carried out after purchasing the apartment?

A litigation lawyer in Romania understands the rights of owners, tenants and other occupants and can follow the necessary legal procedures to ensure compliance with the law and respect for the rights of those involved, while maintaining effective communication with the competent authorities. An apartment that is not occupied by its owner may be occupied by a tenant or subtenant under a lease, or by someone occupying the property without permission or a right of use.

Once their right to use the property has ended, a tenant may be served, through a judicial enforcement officer, with a notice requiring them to vacate the apartment within 30 days. By contrast, an occupant without a right of use may receive a notice directly from the owner requiring them to leave within five days. If the apartment has not been vacated by the expiry of the applicable period, the special eviction procedure provided for in the Romanian Code of Civil Procedure may be initiated.

What should you check before purchasing a seized apartment in Romania?

In addition to the occupants’ status and the physical condition of the apartment, the property’s legal status must also be checked. A real estate lawyer can help investigate potential issues, such as disputes concerning the property, discrepancies between its declared and actual condition, unauthorised alterations and existing encumbrances. The buyer of an apartment seized by ANAF should also check practical matters, including utilities, installations and service connections, as well as any outstanding debts to the homeowners’ association.

How can you check the Land Register and the apartment’s legal status?

When purchasing a seized apartment in Romania, reviewing the Land Register is one of the most important checks. It comprises three sections. The first provides information about the property’s cadastral details, including its location, area, cadastral number and building plan. The second contains information about the owner, their ownership share and how ownership was acquired. The third lists encumbrances and rights affecting ownership, such as usufruct, rights of use, habitation and superficies, as well as easements, mortgages, seizures and enforcement proceedings against the property.

A real estate lawyer in Romania can obtain and review Land Register entries and explain their implications for the buyer. They can also analyse the encumbrances affecting the property and assess the risks associated with participating in the auction.

How can you check for litigation or other legal risks?

A real estate lawyer can investigate legal issues such as challenges to enforcement proceedings, ownership claims, actions seeking the annulment of legal instruments, partition proceedings and other disputes. Depending on the circumstances, they can assess the consequences of purchasing the apartment, evaluate the risks and advise the client on the final decision to proceed.

How does the price of apartments auctioned by ANAF decrease?

Apartments are appraised, and a starting price is then set for the auction. If a property does not sell at the first auction, the price is reduced by 25% at the second auction and falls to 50% of the appraised value at the third. If the apartment remains unsold, the starting price stays at 50% for subsequent auctions. However, point 4.12 of the sale procedure provides for a particular possibility: from the fourth auction onwards, where there are several bidders, the sale price may be the highest amount offered, provided that it is no lower than 25% of the appraised value.

The Romanian law firm Pavel, Mărgărit & Associates is one of the leading law firms in Romania, providing legal services of the highest quality. Its clients include major multinational and domestic companies. In 2026, the firm’s successful work earned it international recognition from some of the most prestigious legal guides and publications. This year, Pavel, Mărgărit & Associates ranked third in Romania in Legal 500’s ranking of business law firms with the most relevant expertise. The firm is also recognised internationally by the IFLR 1000 Financial and Corporate 2026 guide. Furthermore, Pavel, Mărgărit & Associates is the only law firm in Romania recommended by the London-based international directory Global Law Experts in the Dispute Resolution practice area. Further information about Pavel, Mărgărit & Associates is available at www.avocatpavel.ro