{"id":4136,"date":"2026-04-13T07:55:15","date_gmt":"2026-04-13T07:55:15","guid":{"rendered":"https:\/\/bmalegal.ro\/vanzarea-off-plan-in-romania-ghid-juridic-privind-promisiunile-de-vanzare\/"},"modified":"2026-05-25T17:36:53","modified_gmt":"2026-05-25T17:36:53","slug":"vanzarea-off-plan-in-romania-ghid-juridic-privind-promisiunile-de-vanzare","status":"publish","type":"post","link":"https:\/\/bmalegal.ro\/ro\/vanzarea-off-plan-in-romania-ghid-juridic-privind-promisiunile-de-vanzare\/","title":{"rendered":"V\u00e2nzarea off-plan \u00een Rom\u00e2nia: ghid juridic privind promisiunile de v\u00e2nzare"},"content":{"rendered":"<div class=\"fusion-fullwidth fullwidth-box fusion-builder-row-1 fusion-flex-container has-pattern-background has-mask-background nonhundred-percent-fullwidth non-hundred-percent-height-scrolling\" style=\"--awb-border-radius-top-left:0px;--awb-border-radius-top-right:0px;--awb-border-radius-bottom-right:0px;--awb-border-radius-bottom-left:0px;--awb-flex-wrap:wrap;\" ><div class=\"fusion-builder-row fusion-row fusion-flex-align-items-flex-start fusion-flex-content-wrap\" style=\"max-width:1248px;margin-left: calc(-4% \/ 2 );margin-right: calc(-4% \/ 2 );\"><div class=\"fusion-layout-column fusion_builder_column fusion-builder-column-0 fusion_builder_column_1_1 1_1 fusion-flex-column\" style=\"--awb-bg-size:cover;--awb-width-large:100%;--awb-margin-top-large:0px;--awb-spacing-right-large:1.92%;--awb-margin-bottom-large:20px;--awb-spacing-left-large:1.92%;--awb-width-medium:100%;--awb-order-medium:0;--awb-spacing-right-medium:1.92%;--awb-spacing-left-medium:1.92%;--awb-width-small:100%;--awb-order-small:0;--awb-spacing-right-small:1.92%;--awb-spacing-left-small:1.92%;\"><div class=\"fusion-column-wrapper fusion-column-has-shadow fusion-flex-justify-content-flex-start fusion-content-layout-column\"><div class=\"fusion-text fusion-text-1\"><p>Tranzac\u021biile reziden\u021biale off-plan din Rom\u00e2nia \u00eencep adesea cu documente de \u201erezervare&#8221; \u0219i antecontracte de v\u00e2nzare-cump\u0103rare (promisiuni de v\u00e2nzare \/ precontracte). Aceste instrumente pot fi mecanisme legitime de finan\u021bare \u0219i alocare, dar concentreaz\u0103 totodat\u0103 riscul asupra cump\u0103r\u0103torilor, \u00eentruc\u00e2t promisiunea creeaz\u0103, de regul\u0103, <strong>o preten\u021bie contractual\u0103<\/strong>, \u00een timp ce <strong>transferul dreptului de proprietate<\/strong> intervine, de obicei, doar la momentul v\u00e2nz\u0103rii finale, autentificate notarial, \u0219i al \u00eenregistr\u0103rilor corespunz\u0103toare \u00een cartea funciar\u0103.<\/p>\n<p>Legisla\u021bia rom\u00e2n\u0103 combin\u0103 \u00een prezent (i) regulile generale din Codul civil privind promisiunile de a contracta \u0219i remediile aferente antecontractelor (inclusiv posibilitatea unei hot\u0103r\u00e2ri judec\u0103tore\u0219ti care \u021bine loc de contract \u0219i un termen scurt de prescrip\u021bie), cu (ii) un regim special mai strict (Legea nr. 207\/2025) pentru <strong>unit\u0103\u021bile locative viitoare<\/strong>, care adaug\u0103 cerin\u021be formale (notarea autoriza\u021biei de construire, pre-apartamentarea, deschiderea c\u0103r\u021bilor funciare), forma autentic\u0103 obligatorie pentru promisiuni, etape obligatorii de publicitate \u0219i m\u0103suri de protec\u021bie privind gestionarea pl\u0103\u021bilor (plafoane \u0219i conturi dedicate).<\/p>\n<\/div><div class=\"fusion-image-element \" style=\"--awb-caption-title-font-family:var(--h2_typography-font-family);--awb-caption-title-font-weight:var(--h2_typography-font-weight);--awb-caption-title-font-style:var(--h2_typography-font-style);--awb-caption-title-size:var(--h2_typography-font-size);--awb-caption-title-transform:var(--h2_typography-text-transform);--awb-caption-title-line-height:var(--h2_typography-line-height);--awb-caption-title-letter-spacing:var(--h2_typography-letter-spacing);\"><span class=\" fusion-imageframe imageframe-none imageframe-1 hover-type-none\"><img decoding=\"async\" width=\"1200\" height=\"1200\" alt=\"proprietate off-plan \u00een rom\u00e2nia\" title=\"proprietate off-plan \u00een rom\u00e2nia\" src=\"https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania.png\" data-orig-src=\"https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania.png\" class=\"lazyload img-responsive wp-image-4137\" srcset=\"data:image\/svg+xml,%3Csvg%20xmlns%3D%27http%3A%2F%2Fwww.w3.org%2F2000%2Fsvg%27%20width%3D%271200%27%20height%3D%271200%27%20viewBox%3D%270%200%201200%201200%27%3E%3Crect%20width%3D%271200%27%20height%3D%271200%27%20fill-opacity%3D%220%22%2F%3E%3C%2Fsvg%3E\" data-srcset=\"https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania-200x200.png 200w, https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania-400x400.png 400w, https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania-600x600.png 600w, https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania-800x800.png 800w, https:\/\/bmalegal.ro\/wp-content\/uploads\/2026\/04\/off-plan-property-in-romania.png 1200w\" data-sizes=\"auto\" data-orig-sizes=\"(max-width: 640px) 100vw, 1200px\" \/><\/span><\/div><div class=\"fusion-title title fusion-title-1 fusion-sep-none fusion-title-text fusion-title-size-three\" style=\"--awb-margin-top:50px;\"><h3 class=\"fusion-title-heading title-heading-left\" style=\"margin:0;\"><h2>\u00cen\u021belegerea antecontractelor de v\u00e2nzare-cump\u0103rare (precontractelor)<\/h2><\/h3><\/div><div class=\"fusion-text fusion-text-2\"><p>Antecontractele de v\u00e2nzare-cump\u0103rare (denumite adesea \u201epromisiuni de v\u00e2nzare&#8221; sau \u201eprecontracte&#8221;) sunt centrale \u00een multe achizi\u021bii reziden\u021biale off-plan din Rom\u00e2nia. Acestea permit cump\u0103r\u0103torului s\u0103 se angajeze la o unitate aflat\u0103 \u00eenc\u0103 \u00een construc\u021bie, \u00een timp ce proiectul este finan\u021bat prin pl\u0103\u021bi e\u0219alonate. Compromisul juridic este unul structural: \u00eenainte de actul autentificat notarial de v\u00e2nzare final\u0103 \u0219i de \u00eenregistr\u0103rile necesare \u00een cartea funciar\u0103, cump\u0103r\u0103torul de\u021bine, de regul\u0103, drepturi contractuale (o crean\u021b\u0103 \u00eempotriva dezvoltatorului), nu drept de proprietate.<\/p>\n<\/div><div class=\"fusion-title title fusion-title-2 fusion-sep-none fusion-title-text fusion-title-size-three\" style=\"--awb-margin-top:50px;\"><h3 class=\"fusion-title-heading title-heading-left\" style=\"margin:0;\"><h2>Rolul Codului civil rom\u00e2n<\/h2><\/h3><\/div><div class=\"fusion-text fusion-text-3\"><p>Codul civil ofer\u0103 cadrul general. \u201ePromisiunea de a contracta&#8221; general\u0103 trebuie s\u0103 cuprind\u0103 clauzele esen\u021biale ale contractului promis; dac\u0103 promitentul nu execut\u0103, beneficiarul are dreptul la daune-interese \u0219i, atunci c\u00e2nd natura contractului promis permite \u0219i sunt \u00eendeplinite cerin\u021bele de validitate, poate solicita o hot\u0103r\u00e2re judec\u0103toreasc\u0103 ce \u021bine loc de contract. Pentru antecontractele bilaterale de v\u00e2nzare-cump\u0103rare, Codul permite expres o hot\u0103r\u00e2re judec\u0103toreasc\u0103 substitutiv\u0103 dac\u0103 una dintre p\u0103r\u021bi refuz\u0103 nejustificat s\u0103 semneze v\u00e2nzarea promis\u0103, stabilind un termen scurt de prescrip\u021bie: dreptul la ac\u021biune se prescrie \u00een <strong>\u0219ase luni<\/strong> de la data la care contractul trebuia \u00eencheiat. Codul distinge, de asemenea, o promisiune propriu-zis\u0103 de un simplu angajament de a negocia: un acord \u201ede a negocia&#8221; <strong>nu<\/strong> constituie o promisiune de a contracta, ceea ce conteaz\u0103 atunci c\u00e2nd documentele de pia\u021b\u0103 sunt redactate ca formulare de \u201erezervare&#8221; sau \u201einten\u021bie&#8221; care evit\u0103 obliga\u021bii clare.<\/p>\n<p>Forma este un declan\u0219ator recurent de litigii. \u00centr-o jurispruden\u021b\u0103 interpretativ\u0103 obligatorie, \u00cenalta Curte a statuat c\u0103, \u00een drept civil <strong>general<\/strong>, forma autentic\u0103 a promisiunii nu este automat necesar\u0103 doar pentru a ob\u021bine o hot\u0103r\u00e2re care s\u0103 \u021bin\u0103 loc de contract pentru o v\u00e2nzare imobiliar\u0103. Curtea a subliniat c\u0103 forma autentic\u0103 este impus\u0103 pentru <strong>transferul final<\/strong> al dreptului de proprietate imobiliar\u0103 destinat \u00eenscrierii \u00een cartea funciar\u0103 \u0219i a legat acest aspect de cadrul c\u0103r\u021bii funciare, conform c\u0103ruia drepturile asupra imobilelor sunt, \u00een principiu, constituite sau transferate prin \u00eenscrierea \u00een cartea funciar\u0103 \u00een baza unui act justificativ valabil (inclusiv o hot\u0103r\u00e2re judec\u0103toreasc\u0103 definitiv\u0103 care \u201e\u021bine loc&#8221; de actul autentic).<\/p>\n<\/div><div class=\"fusion-title title fusion-title-3 fusion-sep-none fusion-title-text fusion-title-size-three\" style=\"--awb-margin-top:50px;\"><h3 class=\"fusion-title-heading title-heading-left\" style=\"margin:0;\"><h2>Ce schimb\u0103 Legea nr. 207\/2025?<\/h2><\/h3><\/div><div class=\"fusion-text fusion-text-4\"><\/div><div class=\"fusion-text fusion-text-5\"><p>Din decembrie 2025, unit\u0103\u021bile locative viitoare sunt \u00eens\u0103 guvernate de un regim special mai strict. Legea nr. 207\/2025 limiteaz\u0103 cazurile \u00een care un dezvoltator poate promite v\u00e2nzarea unei <strong>unit\u0103\u021bi locative viitoare<\/strong> \u00een condominiu sau a unei locuin\u021be individuale viitoare: autoriza\u021bia de construire trebuie notat\u0103 \u00een cartea funciar\u0103, pre-apartamentarea trebuie efectuat\u0103 pentru condominiile viitoare, iar c\u0103r\u021bile funciare trebuie deschise pentru toate unit\u0103\u021bile viitoare. Pentru aceste unit\u0103\u021bi viitoare, antecontractele de v\u00e2nzare-cump\u0103rare trebuie \u00eencheiate <strong>exclusiv \u00een form\u0103 autentic\u0103 \/ notarial\u0103<\/strong>, dup\u0103 ob\u021binerea extrasului de carte funciar\u0103 pentru unitatea viitoare; notarul trebuie s\u0103 solicite notarea \u00een cartea funciar\u0103 a promisiunii \u00een ziua \u00eentocmirii sau cel t\u00e2rziu \u00een urm\u0103toarea zi lucr\u0103toare. Aceea\u0219i lege reglementeaz\u0103 conven\u021biile de \u201erezervare&#8221;: durata maxim\u0103 este de 60 de zile; suma pl\u0103tit\u0103 se deduce din pre\u021b \u0219i nu poate dep\u0103\u0219i 5% din pre\u021b (sub sanc\u021biunea nulit\u0103\u021bii absolute); iar dac\u0103 instrumentul promis nu se \u00eencheie din culpa exclusiv\u0103 a dezvoltatorului, acesta trebuie s\u0103 restituie suma integral \u00een termen de 30 de zile. Avansurile \u00een baza antecontractelor de v\u00e2nzare-cump\u0103rare trebuie depuse \u00eentr-un <strong>cont bancar separat, dedicat proiectului<\/strong>, \u0219i utilizate exclusiv pentru proiectul respectiv, cu plafoane e\u0219alonate (de exemplu, lucr\u0103ri de structur\u0103 p\u00e2n\u0103 la un anumit prag \u0219i instala\u021bii ulterior), iar utilizarea necorespunz\u0103toare este interzis\u0103 \u0219i sanc\u021bionat\u0103 cu amend\u0103 raportat\u0103 la cifra de afaceri, dac\u0103 fapta nu constituie infrac\u021biune.<\/p>\n<h4>Fraudele \u0219i pierderile se grupeaz\u0103, de regul\u0103, \u00een jurul a trei puncte de presiune juridic\u0103.<\/h4>\n<p><strong> Primul: riscuri privind titlul \u0219i publicitatea<\/strong>: cump\u0103r\u0103torii pot pl\u0103ti sume substan\u021biale \u00een timp ce terenul este ipotecat, sechestrat sau \u00een litigiu, ori \u00een timp ce individualizarea unit\u0103\u021bii este incomplet\u0103. Reglementarea c\u0103r\u021bii funciare ofer\u0103 instrumente de vizibilitate dincolo de regimul special din 2025, incluz\u00e2nd extrase de carte funciar\u0103 pentru autentificare solicitate de notar (care blocheaz\u0103 temporar alte \u00eenregistr\u0103ri pe durata de valabilitate a extrasului) \u0219i posibilitatea de a nota anumite precontracte, cu respectarea unor cerin\u021be stricte de timp \u0219i con\u021binut. Regulamentul de \u00eenregistrare recunoa\u0219te, de asemenea, o cale de \u00eenscriere a garan\u021biei juridice a cump\u0103r\u0103torului \u00een situa\u021bii specifice (o ipotec\u0103 legal\u0103 asociat\u0103 cump\u0103r\u0103torului din antecontract).<\/p>\n<p><strong>Al doilea: termenele de executare \u0219i insolven\u021ba<\/strong>. Dac\u0103 dezvoltatorul intr\u0103 \u00een insolven\u021b\u0103, legea rom\u00e2n\u0103 suspend\u0103 ac\u021biunile \u00een justi\u021bie \u0219i m\u0103surile de executare av\u00e2nd ca scop colectarea crean\u021belor \u00eempotriva patrimoniului debitorului, plas\u00e2nd cump\u0103r\u0103torii \u00eentr-un cadru colectiv al creditorilor; legea insolven\u021bei prevede, de asemenea, mecanisme pentru urm\u0103rirea r\u0103spunderii persoanelor care au contribuit la insolven\u021b\u0103 (\u00een cadrul procedurii de insolven\u021b\u0103).<\/p>\n<p>Remediile trebuie alese \u00een func\u021bie de probe \u0219i termene. Remediile civile uzuale includ ac\u021biunea pentru hot\u0103r\u00e2re care \u021bine loc de contract (atunci c\u00e2nd este fezabil\u0103 din punct de vedere juridic), daune-interese \u0219i rezolu\u021biunea cu restituire. \u00cen situa\u021bii grave de inducere \u00een eroare, dreptul penal privind frauda poate fi relevant \u00een paralel: legea penal\u0103 rom\u00e2n\u0103 define\u0219te \u00een\u0219el\u0103ciunea ca inducerea unei persoane \u00een eroare prin afirmarea unor \u00eemprejur\u0103ri mincinoase \u0219i cauzarea unui prejudiciu, cu forme agravate atunci c\u00e2nd sunt utilizate mijloace frauduloase.<\/p>\n<\/div><div class=\"fusion-title title fusion-title-4 fusion-sep-none fusion-title-text fusion-title-size-three\" style=\"--awb-margin-top:50px;\"><h3 class=\"fusion-title-heading title-heading-left\" style=\"margin:0;\"><h2>List\u0103 de verificare esen\u021bial\u0103 pentru cump\u0103r\u0103torii off-plan din Rom\u00e2nia<\/h2><\/h3><\/div><div class=\"fusion-text fusion-text-6\"><p>Confirma\u021bi, \u00eenainte de a pl\u0103ti sume substan\u021biale, c\u0103:<\/p>\n<ul>\n<li>(i) autoriza\u021bia de construire exist\u0103 \u0219i este corespunz\u0103tor notat\u0103 acolo unde este cerut\u0103,<\/li>\n<li>(ii) \u00eenregistrarea \u00een cartea funciar\u0103 arat\u0103 proprietarul\/dezvoltatorul corect \u0219i dezv\u0103luie ipoteci, sechestre sau litigii,<\/li>\n<li>(iii) unitatea este corespunz\u0103tor individualizat\u0103 (sau, pentru unit\u0103\u021bile viitoare, pre-apartamentarea \u0219i deschiderea c\u0103r\u021bilor funciare ale unit\u0103\u021bilor au fost efectuate) \u0219i<\/li>\n<li>(iv) instrumentul promis va fi \u00eencheiat \u00een forma legal cerut\u0103 \u0219i notat prompt \u00een cartea funciar\u0103.<\/li>\n<\/ul>\n<p>Verifica\u021bi dac\u0103 orice \u201etax\u0103 de rezervare&#8221; respect\u0103 plafonul statutar \u0219i durata (acolo unde este aplicabil\u0103) \u0219i insista\u021bi pe un mecanism clar de restituire \u0219i de daune dac\u0103 dezvoltatorul nu procedeaz\u0103 la \u00eencheierea contractului.<\/p>\n<p>Solicita\u021bi un grafic de pl\u0103\u021bi legat de etape obiectiv verificabile \u0219i \u00eentreba\u021bi cum sunt segregate \u0219i cheltuite avansurile (regulile contului dedicat proiectului pentru unit\u0103\u021bile locative viitoare).<\/p>\n<p>Planifica\u021bi din timp calea \u201ece se \u00eent\u00e2mpl\u0103 dac\u0103 e\u0219ueaz\u0103&#8221;: nota\u021bi datele-cheie (inclusiv termenul de prescrip\u021bie de \u0219ase luni pentru ac\u021biunile privind hot\u0103r\u00e2rea care \u021bine loc de contract \u00een antecontractele de v\u00e2nzare-cump\u0103rare), p\u0103stra\u021bi dovezile execut\u0103rii (pl\u0103\u021bi, notific\u0103ri) \u0219i \u00een\u021belege\u021bi impactul practic al suspend\u0103rilor generate de insolven\u021ba dezvoltatorului.<\/p>\n<\/div><\/div><\/div><\/div><\/div>\n","protected":false},"excerpt":{"rendered":"","protected":false},"author":2,"featured_media":4137,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[23],"tags":[],"class_list":["post-4136","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-uncategorized-ro"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.2 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>V\u00e2nzarea off-plan \u00een Rom\u00e2nia: ghid juridic privind promisiunile de v\u00e2nzare | BMA Legal<\/title>\n<meta name=\"description\" content=\"Naviga\u021bi riscurile juridice ale propriet\u0103\u021bilor off-plan din Rom\u00e2nia. 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