# Agent A notes: location, building, developer, legal checklist

Research date: 2026-10-31. Sections 1, 2, 3 of the brief. Complex name: none found; it is two blocks, Str. Valea Gârboului (Gârbăului) 62A and 62B ("Corp A, B"), developer SC Multi(a)menajări SRL with Wohnung Invest SRL.

## 1. Exact location and building

- [Verified] The official-style street name in OpenStreetMap is "Strada Valea Gârbăului" (with ă). The seller's "Valea Gârboului" is a common variant. Search all variants. — source: https://www.openstreetmap.org/way/717016122
- [Likely] OSM has no plain "nr. 62". It has two apartment buildings tagged "Strada Valea Gârbăului 62A" and "62B", side by side, postcode 407280, city Florești. Coordinates: 62A ≈ 46.74133 N, 23.53150 E; 62B ≈ 46.74128 N, 23.53105 E. So "nr. 62" is probably one of these two blocks (or both share one street number with two stairwells). Ask the seller which one, and check the CF address. — source: https://www.openstreetmap.org/way/717016122 , https://www.openstreetmap.org/way/717016121
- [Likely] Admin unit: Florești (Comuna Florești, UAT admin_level 8, OSM relation 10488515), not Cluj-Napoca. Nominatim places both buildings inside the Florești boundary. The boundary line in OSM comes from the ANCPI "3rd order" admin set published on data.gov.ro. — source: https://nominatim.openstreetmap.org/details?osmtype=W&osmid=717016122&addressdetails=1&format=json , https://www.openstreetmap.org/relation/10488515 , https://www.openstreetmap.org/way/759016795
- [Likely] The Cluj-Napoca / Florești boundary is very close: about 145 m from 62A and 180 m from 62B (my calculation from OSM boundary way 759016795). Part of the same street (further south-east) lies inside Cluj-Napoca. So the buyer must confirm the UAT on the extras CF (it names the UAT) and the tax certificate (issued by Primăria Florești if the flat is in Florești). — source: https://www.openstreetmap.org/way/759016795 , https://www.openstreetmap.org/way/386550589
- [Verified] Neighbouring blocks on the same side: nr. 52, 52A (5 levels in OSM), 54, 56, 58, 58B, 64A (small building), 61A, 121-129B; "Fontana Residence" is tagged at nr. 41. A surface parking lot is mapped right south of 62A/62B (matches the open-air parking seen in the listing photos). The Gârbău stream (Pârâul Gârbău) runs along the valley. — source: https://api.openstreetmap.org/api/0.6/map?bbox=23.5285,46.7395,23.5345,46.7430 (OSM data, fetched 2026-10-31)
- [Verified] The OLX listing (ID 308329876) is live as of 2026-10-31: 159,000 € "ușor negociabil", 62 m² useful, floor 2, block from 2017 with lift, 2 balconies 7 + 14 m², underground parking +10,000 €. It names no complex, developer, CF or cadastral number, and does not say how it is heated. — source: https://www.olx.ro/d/oferta/apartament-valea-garboului-langa-vivo-3-camere-cu-parcare-subterana-IDkRIGv.html
- [Verified] The address "Valea Gârboului nr. 62A, 62B" exists in Primăria Florești's official 2017 permit register: AC nr. 122 / 07.04.2017, beneficiary SC MULTIAMENAJĂRI SRL, "Alimentare cu energie electrică", Florești, str. Valea Gîrboului, nr. 62A, 62B (designer SC VAL IMPEX SRL). This confirms 62A and 62B are two buildings and puts them in UAT Florești (permits were issued by Florești, not Cluj-Napoca). — source: https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc (listed on https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/)
- [Likely] The two buildings are referred to as "Corp A, B" in the same register (OP 14 / 20.01.2017, SC Multiamenajări SRL, gas pipe extension and 2 gas connections, "str. Valea Gîrboului, Corp A,B"), and as "2 imobile" (AC 195 / 27.04.2017, Multiamenajări, water and sewer connection "pt. 2 imobile"). So the "complex" is two blocks, A (62A) and B (62B). I found no marketing name for it. — source: same 2017 register as above
- [Verified] 62B has at least 3 upper floors and at least 29 flats: the Florești 2026 permit register lists AC 150 / 30.06.2026 for "ÎNCHIDERE BALCON" (balcony enclosure) at "Strada Valea Gârboului, nr. 62B, et. 3, ap. 29". (Also tells us balcony enclosures here need a building permit; one owner got one.) — source: https://floresticluj.ro/wp-content/uploads/2026/09/AC2026-T1-T2.xlsx
- [Unverified] Exact floors, number of flats per block and stairwells: not found in any public source. OSM has no height tag for 62A/62B. Neighbouring blocks on the street permitted around the same time were D+P+2E+Er to D+P+4E (demisol/ground + 2-4 floors + set-back floor). The listing photos and the CF/permit will tell. Ask the seller or the association for: number of floors, units per block, the underground parking capacity. — source: https://floresticluj.ro/wp-content/uploads/2023/12/Autorizatii_de_construire_2018.doc
- [Unverified] Short-term rentals exist at "Strada Valea Gârbăului 62a" (Booking.com "Garbaului 62a 3 rooms", ~65-70 m², 2 bedrooms; also on aggregators). It is not known whether this is the flat for sale or another flat in the same block. Relevant for noise and for the association rules. Compare the Booking photos with the OLX photos. — source: https://www.booking.com/hotel/ro/garbaului-62a-3-rooms.ro.html , https://www.gites.fr/gites_garbaului-62a-3-rooms_floresti_h8907630_it.htm
- [Unverified] Romimo rental ad for Valea Gârboului 58 mentions "Bloc C2, bloc nou (2016)", 5 levels, own gas boiler, underground parking. That is the neighbouring complex (nr. 58/58A, built by SC CFM Aga Construct SRL per the 2018 permit list), not ours, but gives a sense of local building type. — source: https://www.romimo.ro/anunturi/imobiliare/de-inchiriat/apartamente/apartamente-2-camere/anunt/apartament-2-camere-decomandat-55-mp-centrala-proprie-parcare-proprie-floresti-cj-valea-garboului-58/1gdd5gfdhh2g75e4e3305483067e876i.html

## 2. Developer and construction

- [Likely] Developer of 62A/62B: SC MULTIAMENAJĂRI SRL. It is the beneficiary of the 2017 utility permits for "nr. 62A, 62B" / "Corp A,B" / "2 imobile" in the official Florești permit register (see section 1). In the same register it co-applies with SC Wohnung Invest SRL for street-level gas and water/sewer network extensions on Valea Gîrboului (AC 442/12.09.2017, AC 459/20.09.2017), and both firms built pairs of houses (D+P+E) on the same street in 2017, all designed by SC Regal Design Construct SRL. The main building permit (likely 2015-2016) is not in the online register, which starts in 2017. — source: https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii_de_construire_2017.doc
- [Verified] The same group keeps building in Florești: Wohnung Invest SRL + Multi Amenajari SRL (superficie right) on Str. Avram Iancu 344, a S+P+6E+Er block (AC 248/2022, modified by AC 81/23.08.2024, under PUZ HCL 109/2020); joint utility permits on Str. Eroilor 28A-28B (2025); Multi Amenajari SRL on Str. Răzoare 211, corp A/B/C (2019-2020). The 2020 Răzoare permits are filed by the same company representative who is listed as a shareholder of Multiamenajări Construct, which supports (but does not prove) that both "Multi(a)menajări" firms belong to one group. No permit for 62A/62B after 2017 other than the 2026 balcony enclosure (registers 2017-2026 checked). — source: https://floresticluj.ro/wp-content/uploads/2025/05/autorizatii_construire_emise_Floresti_2024.xlsx , https://floresticluj.ro/wp-content/uploads/2026/09/Autorizatii_Costruire_2025.xlsx , https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii-de-construire-2020.xlsx , https://floresticluj.ro/wp-content/uploads/2023/12/autorizatii-de-construire-2019.xls
- [Likely] Legal entity behind "SC Multiamenajări SRL" is most likely MULTI AMENAJARI SRL (ANAF data below is Verified; the name-to-firm match is not): CUI 27235327, J12/1230/2010, seat Calea Turzii 13-15 ap. 4, Cluj-Napoca, CAEN 4100 (real-estate development). ANAF shows it registered since 30.07.2010, VAT payer, NOT inactive, no deregistration (radiere). The permit spells it "Multiamenajări" in one word, hence Likely. — source: ANAF public API https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva (POST cui=27235327, queried 2026-10-31); check yourself at https://mfinante.gov.ro/apps/agenticod.html
- [Verified] MULTI AMENAJARI SRL financials (ANAF public balance sheets, RON): turnover 2019 2.67 M; 2021 0.15 M; 2023 17.7 M; 2024 14.5 M; 2025 1.89 M. 2025: net loss 222,628; total debts 37.2 M; equity only 67,856; stocks (unsold units / work in progress) 28.5 M; 4 employees. So: still active and building, but thinly capitalised and highly indebted. This matters only if the buyer ever needs to claim against the developer for hidden defects. — source: https://webservicesp.anaf.ro/bilant?an=2025&cui=27235327 (also an=2019,2021,2023,2024)
- [Likely] A related firm, MULTIAMENAJĂRI CONSTRUCT SRL, based in Florești, is 25% owned by Wohnung Invest SRL (2020 press, 2019 figures: ~7.6 M € turnover, >3.2 M € profit). Whether it or MULTI AMENAJARI SRL built 62A/62B: the 2017 permits say "SC Multiamenajări SRL", and Multiamenajări Construct had zero turnover in 2017, so the older firm is the likelier builder. — source: https://ziardecluj.ro/piata-imobiliara-din-cluj-merge-bine-dezvoltatorul-multiamenajari-construct-a-crescut-foarte-mult-in-doar-trei-ani-a-facut-profit-de-peste-32-milioane-euro-in-2019/
- [Verified] No insolvency case found on portal.just.ro for MULTI AMENAJARI SRL, MULTIAMENAJĂRI CONSTRUCT SRL or WOHNUNG INVEST SRL (searched by party name via the portal's public SOAP service). BPI itself is paid and was not checked. — source: http://portalquery.just.ro/query.asmx (CautareDosare2, numeParte = "MULTI AMENAJARI", "MULTIAMENAJARI", "WOHNUNG"), queried 2026-10-31; web view: https://portal.just.ro/SitePages/acasa.aspx
- [Verified] Court cases, MULTI AMENAJARI SRL as defendant: (a) 17242/211/2025 Judecătoria Cluj-Napoca, small claim by a debt collector, defendant ordered on 16.02.2026 to pay 5,143.42 lei; (b) 3228/3/2025, copyright royalties claim by CREDIDAM, moved to Tribunalul Comercial Cluj, next hearing 28.01.2027. Neither touches building 62. — source: portal.just.ro SOAP (as above)
- [Verified] Complaint about the related developer's other project: file 7096/211/2023 (Judecătoria Cluj-Napoca, "obligație de a face"), owners' association of Str. Aurel Vlaicu 184 bl. C2, Cluj-Napoca vs MULTIAMENAJĂRI CONSTRUCT SRL, Municipiul Cluj-Napoca, ISC (State Construction Inspectorate), ISU (fire/emergency inspectorate) and the site supervisor. Suing ISC and ISU together suggests a construction or fire-safety compliance dispute (my inference, Unverified). Parties tried to settle; the association renounced its claim on 08.10.2026 (not yet final, 30-day appeal). — source: portal.just.ro SOAP (numeParte "MULTIAMENAJARI"); web view: search number 7096/211/2023 at https://portal.just.ro
- [Verified] Complaint about the partner developer's other project: file 4826/211/2023 (Judecătoria Cluj-Napoca, "acțiune în răspundere contractuală"), owners' association Șesul de Sus nr. 202 Florești plus dozens of owners vs WOHNUNG INVEST SRL. Pending since Feb 2023; May 2026 adjourned "for amicable settlement"; next hearing 03.12.2026. Exact defects not shown in the public summary. — source: portal.just.ro SOAP (numeParte "WOHNUNG")
- [Verified] No court case found where the party name contains "Valea Gârbăului/Gârboului 62" (all spellings tried). Cases do exist for neighbouring associations (nr. 52, 52A, 41 Fontana Residence, 25, 48A, 56 bl. C2, 61A, 123, 1H), mostly routine (fee collection, registration). — source: portal.just.ro SOAP (numeParte "GARBOULUI", "GARBAULUI", "GÂRBĂULUI", "GIRBOULUI", "...62")
- [Unverified] One pending case names a defendant only as "ASOCIAȚIA DE PROPRIETARI VALEA GARBOULUI" (no number): 22918/211/2025, insurer OMNIASIG vs the association, "răspundere delictuală" (insurer recovering a paid damage claim, often water damage from common pipes). Next hearing 20.11.2026. It is not known which building. Ask the association of 62A/62B whether this is theirs. — source: portal.just.ro SOAP (numeParte "VALEA GARBOULUI")
- [Unverified] Building permit (autorizație de construire) for 62A/62B: not found online. The Florești register starts in 2017, and the 2017 entries for 62A/62B are only utility connections, so the main permit was probably issued 2015-2016. Ask the seller (or the association) for the AC number/date and the PV de recepție; the CF often cites them. Primăria Florești (Avram Iancu 170) can confirm under Legea 544/2001. — source: https://floresticluj.ro/urbanism/autorizari-constructii/autorizatii-de-contruire-emise/
- [Likely] Florești PUG problem: ISC told Primăria Florești in 2018 to stop issuing permits because the general urban plan (PUG) had expired (one article says 11.01.2017, another says 2015) and to review permits issued in the previous year; the Cluj Court of Appeal sided with ISC in Aug 2018. Permits based on a valid PUZ were not affected. 62A/62B were finished in early 2017, so their permit most likely predates the dispute, but this is not confirmed. — source: https://actualdecluj.ro/primaria-floresti-somata-sa-nu-mai-aprobe-nicio-constructie-in-baza-planului-urbanistic-general-actual-care-e-expirat-de-mai-bine-de-un-an/ , https://actualdecluj.ro/primaria-floresti-a-pierdut-la-curtea-de-apel-autorizatiile-de-construire-eliberate-in-baza-pug-ului-expirat-sunt-in-aer/
- [Verified] No news, court case or permit entry found about illegally added floors ("etaj în plus", "supraetajare") at 62A/62B or by Multi Amenajari / Wohnung. Florești does have demolition cases for illegal buildings elsewhere (Colonia de sub Deal) and a 2026 court order to remove an unpermitted balcony enclosure. — source: https://actualdecluj.ro/foto-demolari-de-constructii-ilegale-in-floresti-inclusiv-sub-liniile-de-inalta-tensiune-primarul-bogdan-pivariu-hotararile-judecatoresti-definitive-vor-fi-puse-in-aplicare/ , https://actualdecluj.ro/barbat-din-floresti-obligat-de-instanta-sa-desfiinteze-inchiderea-balconului-fara-autorizatie/ , permit registers above
- [Verified] No public complaint found (news, court, permits) about leaks, cracks, mould, insulation, lift or flooded underground parking at 62A/62B. Absence of evidence is weak here: resident Facebook groups were not searchable without login. Florești has had many flooded basements in storms (e.g. 23 basements in one storm), street not named. — source: https://actualdecluj.ro/furtuna-de-amploare-din-aceasta-dupa-masa-care-a-maturat-cluj-napoca-dar-si-o-serie-de-comune-din-vecinatate-a-dus-la-subsoluri-inundate-a-fost-nevoie-de-interventia-pompierilor-cu-pompe/
- [Likely] Builder liability: under Legea 10/1995 art. 29, designers, builders and site supervisors answer for hidden construction defects that appear within 10 years of reception, and for structural defects for the life of the building. Reception was probably 2017, so the 10-year window for non-structural defects in common parts likely closes around 2027. If the association knows of defects (roof, facade, waterproofing of the underground parking), it should act before then. The seller (a private person) also owes the buyer the Civil Code hidden-defects warranty (art. 1707-1708). — source: https://legeaz.net/spete-drept-comercial/vicii-ascunse-vicii-aparente-in-47-2012 (secondary, quotes art. 29) ; https://legislatie.just.ro/Public/DetaliiDocument/175630 (Cod civil art. 1.707-1.708)

## 3. Legal checklist before the antecontract

Plain-language checklist. Do these in order. Law texts read on legislatie.just.ro on 2026-10-31 (Cod civil consolidated form = https://legislatie.just.ro/Public/DetaliiDocument/175630; Legea 7/1996 republished = https://legislatie.just.ro/Public/DetaliiDocument/213719).

### 3.1 Extras de carte funciară (CF) for the flat AND the parking
- [Verified] What a CF shows (Legea 7/1996 art. 23): **Part I (A)** describes the property: cadastral number, surface from measurements, address, use, and a plan of the unit as an annex. **Part II (B)** shows the owner(s), the title (the contract they bought with), and notations such as bans on sale or mortgage ("interdicții de înstrăinare, grevare"), lawsuits about ownership, and personal rights. **Part III (C)** shows burdens: mortgage (ipotecă), privileges, servitudes, leases, and seizure or enforcement (sechestru, urmărirea imobilului). — source: https://legislatie.just.ro/Public/DetaliiDocument/213719 (art. 23)
- [Verified] What to look for: owner name = the seller (all co-owners must sign); address says 62A or 62B and ap. 22; surface matches; Part III has no sechestru / urmărire silită; any ipotecă + interdicție in favour of a bank means the seller still has a loan, so the closing must pay the bank off and the bank must issue a release for the mortgage to be removed (radiere); any notated lawsuit is a stop sign until explained. Also look for a "locuința familiei" notation (see 3.8) and for owners' association debts, which the association may notate in the CF if older than 3 months and above the minimum gross wage (Legea 196/2018 art. 33 alin. 9). — source: https://legislatie.just.ro/Public/DetaliiDocument/213719 ; https://legislatie.just.ro/Public/DetaliiDocument/203233 (art. 33)
- [Likely] Unit numbers: in a block each unit has its own CF with a number like "<parcel>-C1-U22" (C1 = the building, U22 = the unit). Ask the seller for the CF/cadastral number of the flat and of the parking in writing. A parking that is a real separate unit will have its own "-U" number. — source: https://legeaz.net/ordinul-634-ancpi/art-12-dispozitii-cu-privire-la-numerotarea-cadastrala
- [Likely] How to get it: (a) the seller, as owner, can get the "extras de CF pentru informare" free since 2025 (ANCPI order, counter from 7 April 2025, online from 2 June 2025); (b) you as a non-owner pay about 20 lei online on ePay (epay.ancpi.ro, needs an ANCPI account and card payment) or about 25 lei at the OCPI Cluj counter; you need the UAT (Florești) and the CF or cadastral number. Get your own fresh copy rather than relying on one the seller hands you. (c) At signing, the notary orders an "extras pentru autentificare", valid 10 working days (Legea 7/1996 art. 35 alin. 1). — source: https://alba24.ro/extrase-de-carte-funciara-online-gratuite-incepand-cu-2-iunie-taxele-vor-fi-eliminate-complet-1082398.html , https://alba24.ro/cf-gratuit-pentru-proprietari-si-gratuitate-la-prima-inscriere-in-cartea-funciara-schimbari-anuntate-de-ancpi-1067633.html , https://legislatie.just.ro/Public/DetaliiDocument/213719 (art. 35)
- [Likely] Also ask for (or let the notary pull) the building's collective CF ("CF colectivă"). It lists all units and the common parts, so you can see whether the underground parking spaces are separate units or part of the common basement. — source: https://legeaz.net/ordinul-634-ancpi/art-12-dispozitii-cu-privire-la-numerotarea-cadastrala

### 3.2 Parking: separate CF unit vs share vs right of use
- [Verified] Three possible set-ups: (1) the space is its own unit with its own CF number ("-U.."), owned outright; (2) you get a cotă-parte (share) of a common garage/basement; (3) you only get a "drept de folosință" (right to use one spot) decided by the owners. — source: Cod civil art. 648-651, https://legislatie.just.ro/Public/DetaliiDocument/175630
- [Verified] Why it matters: a share of common parts can only be sold or mortgaged together with the flat, never alone (Cod civil art. 651). Basements that are not split into units count as common parts by default (art. 649). Exclusive use of a common part needs a 2/3 vote of owners (art. 650), so it can be disputed or changed later. Only option (1) gives you something you can resell separately, mortgage, or that a bank can value as collateral. — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 649, 650, 651)
- [Unverified] Practical risk: forum cases show buyers who paid for a "parking space" and got only an undivided share with no defined spot, or a CF that does not mention the parking at all. — source: https://www.avocatnet.ro/forum/discutie_734869/Nerespectare-dimensiuni-minime-loc-de-parcare-privat.html , https://www.avocatnet.ro/forum/discutie_557224/Nelamurire-loc-de-parcare-imobil-nou-construit.html
- What to do: get the parking CF. If it is a separate unit, the final contract lists two properties and two prices. If it is only a share / right of use, the 10,000 € is paying for something weaker: negotiate it down and get the association's written decision on who uses which spot.

### 3.3 Surface: 62 m² "utilă" vs balconies vs CF
- [Likely] Legal definitions (Legea 114/1996 Anexa 1, read on a mirror site, not the official portal): "suprafața utilă" = floor area minus walls, and it **excludes** loggias and balconies; "suprafața construită" adds balconies, walls and a share of common parts. — source: https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1
- [Verified] Your shares of the land and common parts are, by default, proportional to your useful area (Cod civil art. 652). — source: https://legislatie.just.ro/Public/DetaliiDocument/175630
- What to check: the CF Part I and its plan (releveu) list the useful area room by room and usually the balconies separately. Expected if the ad is right: about 62 m² useful + 7 + 14 m² balconies. If the CF shows 62 m² **including** balconies, the real useful area is about 41 m² and the price per m² is far higher. Measure on the next visit too.
- [Unverified] Forum reports show CF extracts sometimes put the total in the useful-area column by mistake. If figures disagree, ask a cadastral surveyor (PFA/topograf autorizat) to check before signing. — source: https://www.avocatnet.ro/forum/discutie_454124/suprafa%C8%9Ba-util%C4%83-a-unui-apartament.html

### 3.4 Certificat energetic (energy performance certificate)
- [Likely] Legea 372/2005 (republished 2020, read on a mirror site, not the official portal) art. 22: the seller must give you a copy **before** the contract and the original at signing; a sale signed without that is subject to relative nullity (art. 22 alin. 4). Sale ads must show the certificate's energy indicators (art. 24; fine 1,250-2,500 lei). The OLX ad text, as fetched, did not show an energy class. — source: https://legeaz.net/monitorul-oficial-868-2020/lege-372-2005-performanta-energetica-republicata (official consolidated text: search 372/2005 on https://legislatie.just.ro)
- Ask: does the 2017 certificate from the developer exist and is it still valid (valid 10 years from issue, Legea 372/2005 art. 21 alin. 2, so a 2017 one expires in 2027)? The seller pays for a new one.

### 3.5 Owners' association certificate (adeverință)
- [Verified] Legea 196/2018 art. 33: the notary will authenticate the sale only if the seller brings an original certificate from the owners' association showing dues paid up to date (or the exact debt). It has a registration number, is signed by the administrator and president, and is valid 30 calendar days. The association must issue it within 3 working days. — source: https://legislatie.just.ro/Public/DetaliiDocument/203233
- Also ask the association (not legally required, but important): monthly costs, repair fund balance, planned works, any court cases (see case 22918/211/2025 in section 2), known leaks/defects in the underground parking, rules on parking spots and short-term rentals, whether the building is fully handed over by the developer.

### 3.6 Fiscal certificates (certificat de atestare fiscală)
- [Verified] Codul de procedură fiscală art. 159 alin. (5): the seller must present a certificate from the local tax office where the property is registered (here Primăria Florești, if the CF confirms UAT Florești) showing all local taxes paid, including the property tax for the whole year of the sale. Issued within 2 working days, valid 30 days. — source: https://legislatie.just.ro/Public/FormaPrintabila/00000G0YZX4HQ2NBF771PRKG2U2WS61K (art. 159)
- [Verified] **New since 25.02.2026 (OUG 7/2026):** the **buyer** must also present a fiscal certificate showing no debts to the local budget where the buyer lives (alin. 5^2), or the notary checks this electronically. A sale made without these is void (nule de drept, alin. 6). Check your own local taxes (and your fiancée's, if she co-buys) before the signing date. — source: same as above

### 3.7 Building reception and registration
- [Verified] Legea 50/1991 art. 37: works count as finished only when everything in the permit is built **and** the reception at completion (recepția la terminarea lucrărilor) is done with a Primăria representative. Buildings without a permit, not matching the permit, or without reception "are not considered finished" (alin. 5). A 2019 ÎCCJ ruling (RIL 13/2019) says missing permit or missing reception report blocks court recognition of ownership. — source: https://legislatie.just.ro/Public/DetaliiDocument/1515 (art. 37)
- [Likely] Practical test: if the flat has its own CF in which the seller is intabulated as owner of a finished apartment, the building was received and registered. Warning signs: CF says "construcție în curs de execuție", no unit CF, or Part I height regime differing from the permit. Ask for copies of the AC and the PV de recepție la terminarea lucrărilor (the association should keep the "cartea tehnică a construcției"). — source: Legea 50/1991 art. 37 (above); https://legislatie.just.ro/Public/DetaliiDocument/213719 (art. 23)

### 3.8 Seller checks that affect the sale (no personal profiling)
- [Verified] If the seller is married and the flat is the family home, the spouse must consent in writing even if the seller is the sole owner (Cod civil art. 322). Without consent, the spouse can ask for annulment within 1 year if the family home is notated in the CF; otherwise only damages. The notary normally handles this, but ask early. — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 322)
- [Verified] Lawsuits/enforcement touching the property: read CF Parts II-III. Once you have the owner's name from the CF, you can search portal.just.ro by name for cases where the seller is a party (free, no login). — source: https://portal.just.ro
- [Verified] The seller (a private person) owes you the legal warranty against hidden defects, even ones they did not know about, unless the contract limits it; a clause limiting it is void for defects the seller knew or should have known. Do not accept a clause excluding this warranty. — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 1.707-1.708)

### 3.9 Antecontract (promisiune bilaterală de vânzare-cumpărare) and deposit
- [Verified] Form: the **final** contract must be notarised (authentic) or it is absolutely void (Cod civil art. 1244). — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 1.244)
- [Verified] What the promise must contain: all clauses of the final contract without which it could not be carried out (art. 1279 alin. 1). If one side refuses to sign the final contract without good reason, the other (if it fulfilled its own duties) can ask a court for a judgment that replaces the contract; deadline 6 months from when it should have been signed (art. 1279 alin. 3, art. 1669). — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 1.279, 1.669)
- [Verified] Arvună rules: **confirmatory arvună** (art. 1544): if you walk away without justification, the seller keeps it; if the seller walks away, you can claim **double**. **Penalty arvună** (art. 1545): only if the contract expressly gives a right to withdraw; whoever withdraws loses it / returns double. **Restitution** (art. 1546): returned when the contract ends for reasons not attributable to either party. An **avans** (simple advance on price) is just part of the price, with no double-or-lose effect unless the contract says so. — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 1.544-1.546)
- [Verified] Noting in CF: a promise can be notated in the flat's CF if the seller is the registered owner and the promise states the deadline for the final contract (art. 906). Notation protects you if the seller tries to sell or mortgage to someone else. — source: https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 906)
- [Likely] Notarised vs private antecontract: a private one is valid between you, but a notarised one means the notary checks the CF, identity and spouse consent, documents the deposit, and can notate it in the CF the same week. Notary offices present the apartment antecontract as a notarised act. Recommended: notarised. — source: https://notari.pro/modele-de-contracte/antecontract-apartament-model-acte-necesare-pret , https://legislatie.just.ro/Public/DetaliiDocument/175630 (art. 906)
- Must-have clauses (my checklist, based on the articles above): full identity of all sellers (and spouse consent); flat and parking identified by address, CF and cadastral numbers, useful area and balconies; total price split into flat / parking / furniture (attach an inventory list); deposit amount and its type (write "arvună confirmatorie" or "avans" explicitly); how the rest is paid (own funds + mortgage) and when; deadline for the final contract (allow 60-90 days) with an automatic extension if the bank is late; **mortgage condition**: if the bank refuses the loan or the valuation comes in below the price, the deposit is returned in full (otherwise art. 1544 may let the seller keep it); seller's duty to deliver free of any mortgage, seizure or occupants, with the bank payoff handled at closing; seller provides certificat energetic, association certificate and fiscal certificate on time; condition of the flat and what stays (AC, boiler, furniture); handover date, meter readings and utility contract transfer; seller's statements: no lawsuits, no debts, no other promises to sell; who pays which costs; seller's hidden-defect warranty not excluded.
- [Likely] Typical timeline buying from a private person with a mortgage: week 0-1: get CF extracts, seller documents, bank pre-approval; week 1-2: notarised antecontract + deposit (often noted in CF); weeks 2-5: bank valuation (a few days) and final loan approval (older press: the whole purchase on credit can take up to 3 months); final day: sale contract and mortgage contract signed at a notary accepted by the bank; the notary files the registration with OCPI the same or next working day (Legea 7/1996 art. 35); the bank pays the seller after its mortgage is registered (forum reports: about 5 days). Plan 6-10 weeks total. — source: https://legislatie.just.ro/Public/DetaliiDocument/213719 (art. 35) ; https://www.wall-street.ro/articol/Finante-Banci/290/cumpararea-unei-case-prin-credit-poate-dura-si-trei-luni.html ; https://www.avocatnet.ro/forum/discutie_558898/Achizitie-imobil-prin-agentie.html

## Red flags

- **deal-breaker (until checked):** Useful area not confirmed. If the CF shows 62 m² *including* the 21 m² of balconies, the flat is ~41 m² useful and the price per m² jumps by half. Check CF Part I + plan before any deposit.
- **deal-breaker (until checked):** No individual CF for the flat, CF says "construcție în curs de execuție", or no PV de recepție. Without reception the building is legally "not finished" (Legea 50/1991 art. 37); a bank is unlikely to accept it as collateral (my inference).
- **negotiate:** Parking legal status unknown. If it is only a share of the common garage or a right of use (not its own "-U" unit with CF), it cannot be sold or mortgaged on its own (Cod civil art. 651) and exclusive use can be revoted (art. 650). 10,000 € is then too much.
- **negotiate:** Any ipotecă / interdicție in CF Part III/II (seller's own loan). Not a deal-breaker, but closing must include the bank payoff and release; build that into the antecontract.
- **minor:** Address is "nr. 62" in the ad, but official records use 62A and 62B (two blocks). The antecontract and final contract must name the right block and CF.
- **minor:** Developer MULTI AMENAJARI SRL is active but thinly capitalised (2025: equity ~68k lei vs debts ~37 M lei, small loss). Claims against the builder for hidden defects may be hard to collect; the 10-year non-structural window (Legea 10/1995 art. 29) likely ends ~2027.
- **minor:** Related firms are in court with owners of their other buildings: Wohnung Invest (Șesul de Sus 202, Florești, contractual liability, pending) and Multiamenajări Construct (Aurel Vlaicu 184 C2, Cluj-Napoca, with ISC and ISU as co-defendants, claim dropped Oct 2026). Ask the 62A/62B association about defects.
- **minor:** Pending insurer lawsuit against an "Asociația de proprietari Valea Gârboului" with no street number (22918/211/2025, hearing 20.11.2026). Confirm it is not the 62A/62B association.
- **minor:** UAT boundary with Cluj-Napoca is only ~145-180 m away. Data says Florești; confirm on the CF (it names the UAT) because taxes, permits and the fiscal certificate depend on it.
- **minor:** At least one flat in 62A is a Booking.com short-term rental. Expect some guest turnover; check association rules.
- **minor:** The main building permit date is unknown. Florești issued some permits on an expired PUG in 2017-2018 (ISC dispute). 62A/62B were likely permitted earlier, but ask for the AC number and date.
- **minor:** Energy certificate: the ad does not show an energy class (required by Legea 372/2005 art. 24), and a 2017 certificate would expire in 2027. Seller must hand you a copy before signing.
- **minor (to-do, not a flag):** Since 25.02.2026 the buyer must also prove no local-tax debts at their own domicile (Cod procedură fiscală art. 159 alin. 5^2) or the sale is void.

## Dead ends

- ANCPI geoportal (geoportal.ancpi.ro) and ePay (epay.ancpi.ro) did not resolve (DNS NXDOMAIN) from this research environment, so I could not see whether the parcel and its cadastral number are public. Buyer: open https://geoportal.ancpi.ro in a normal browser, search the address or zoom to 46.7413 N, 23.5313 E, and click the parcel; registered parcels usually show an ID/cadastral number. Then order the CF extract on https://epay.ancpi.ro (account + card, ~20 lei) or at OCPI Cluj.
- listafirme.ro, termene.ro, risco.ro returned 403 / blocked. Used the free ANAF public API (company status) and ANAF balance-sheet API instead. Buyer can view https://listafirme.ro/multi-amenajari-srl-27235327/ in a browser. ONRC RECOM and a "certificat constatator" need an account/payment. BPI (insolvency bulletin) is a paid subscription; portal.just.ro showed no insolvency file for the developer firms.
- rejust.ro (court decisions database) was not queried (JS-heavy). Buyer can search rejust.ro for "Multi Amenajari", "Multiamenajări Construct", "Wohnung Invest" to read full judgments.
- portal.just.ro public SOAP service worked, but case summaries do not say which building an "Asociația de proprietari Valea Gârboului" is, nor the defects in the Wohnung / Multiamenajări Construct cases. Only parties can read the files. Ask the 62A/62B association.
- The main building permit and PV de recepție for 62A/62B are not online (Florești register online from 2017). Buyer can ask the seller/association, or file a free Legea 544/2001 request at Primăria Florești (Avram Iancu 170, primaria@floresticluj.ro).
- No marketing name for the complex found (no developer site, no news). Resident Facebook groups need login; not searched.
- Booking.com page for "Garbaului 62a 3 rooms" did not render; only aggregator snippets seen. Compare its photos with the OLX photos yourself.
- Seller name unknown (not searched, per rules). Once the CF shows the owner, search the name on portal.just.ro for cases touching the property.
- OLX public API (`/api/v1/offers/308329876/`) returned HTTP 403 (CloudFront block). The normal listing page did load via fetch.
- archive.org (Wayback availability + CDX) was "Temporarily Offline" on 2026-10-31. Buyer can retry https://web.archive.org/web/*/olx.ro/d/oferta/*IDkRIGv* later.
- Overpass API (3 mirrors) was over capacity. Used OSM main API + Nominatim + Photon instead.