# Agent A notes: location, building, legal, agency
Research date: 2026-10-31. Status: complete (sections 0, 1, 2, 4, Agency, Red flags, Dead ends).

## 0. Best-guess location
- **Best guess: a P+4 block on or right next to Aleea Micuș, Mănăștur, Cluj-Napoca. Top candidate: Aleea Micuș nr. 3 (OSM way 107741547). Confidence: low (~25%) for the exact block; medium-high (~70%) that it is one of the P+4 blocks within ~150 m of Aleea Micuș.**
- Short candidate list (all P+4, long side ENE-WSW so windows face roughly S and N, set back from Calea Florești):
  1. Aleea Micuș 3 (~46.7587, 23.5546) — name match, P+4, no lift. One of the first two Mănăștur blocks (received Aug 1971).
  2. Str. Grigore Alexandrescu 4, Bloc F5 (~46.7578, 23.5550) — tailor's shop on the ground floor.
  3. Str. Grigore Alexandrescu 6 (~46.7578, 23.5546).
  4. Aleea Padin 4, Bl. F4, 2 stairwells (~46.7581, 23.5542).
  - Weaker: Aleea Micuș 1 and 2 (P+4, but façades face roughly E-W).
- The map pin is NOT the building: OLX/Storia show 46.754818, 23.555656, the generic "Manastur" district centroid (Storia radius 500 m). The agency uses the same pin for its Bucegi and G. Alexandrescu ads. The pin sits on Str. Primăverii 8, a P+10 block, so ignore it.
- Agency: DOMUS REX IMOBILIARE SRL (CUI 31628820), from the Storia ad data.
- Agency data on Storia: brick, P+4 (4 floors above ground), no lift, build year "1977". But blocks in this core went up from 1971, so the real year may be earlier. Check the CF/cadastral file.
- How to confirm: ask the agency for the address and CF number before the viewing. Then check the block on site: floors, stairwell, what is on the ground floor, which way the windows face.

## 1. Exact location and building
### Listing data (read 2026-10-31)
- [Verified] OLX map pin is 46.75481606, 23.55565592 with "radius": 1 and "show_detailed": false (blurred area pin, not a building). Storia gives the same point (46.754818, 23.555656) as the centroid of its "Manastur" district, with map radius 500 m and no street ("address.street": null). — source: https://www.olx.ro/api/v1/offers/311203358/ ; https://www.storia.ro/ro/oferta/vand-ap-3cam-decomandat-ct-mobilat-izolat-parcare-manastur-zona-micus-IDJ1Ta (embedded __NEXT_DATA__ JSON)
- [Verified] The same agency uses the identical pin for two other Mănăștur ads ("Manastur-Bucegi" ID 311175092 and "Manastur-G.Alexandrescu" ID 311209346). So the pin tells us nothing about the building. — source: https://www.olx.ro/api/v1/offers/?user_id=690253383&limit=50
- [Verified] OSM reverse-geocode of the pin = Str. Primăverii nr. 8 (a P+10 block). Irrelevant, see above. — source: https://nominatim.openstreetmap.org/reverse?lat=46.75481606&lon=23.55565592&format=json&zoom=18
- [Verified] Agency-entered data on Storia: build_year 1977; building_floors_num 4; floor 1; building_material "brick"; no lift selected; heating gas; balcony + basement (boxă) + separate kitchen; entryphone; anti-burglary door; equipment: furniture, washing machine, fridge, stove, oven, TV; "full ownership"; status ready to use. No floor plan uploaded ("floorPlans": null). — source: Storia ad JSON (URL above)
- [Verified] Full ad text (OLX = Storia): "...cartierul Manastur, zona Micus, decomandat, etaj intermediar /4, cu suprafata utila de 60mp ... hol, 3 camere, bucatarie, baie, balcon, boxa in pivnita ... Imobilul este izolat termic, este retras de la artera principala de circulatie, iar locuinta are orientare S-N, dispune de incalzire prin centrala termica proprie, loc de parcare cu abonament, se vinde mobilata, utilata." No street, no block number. — source: OLX API URL above
- [Verified] OLX ad created 2026-10-27 15:24 (+02:00); OLX says the account is a business account; the OLX "partner" is Storia (the ad is exported from Storia). Storia ad id 10732024, created 2026-10-27 13:23 UTC. — source: OLX API + Storia JSON
- [Verified] The 7 photos are odd-sized crops (e.g. 1194x823, 890x836), not camera-native sizes. That fits the brief's note that photos look like they come from different times or were re-used/screenshotted. None show the outside, the boiler, the balcony or the view. — source: photo files from Storia CDN (downloaded to scratchpad)
- [Unverified] The white box next to the hob looks like a free-standing wireless room thermostat with a display (it stands on the worktop). A natural-gas detector is normally wall-mounted high up, near the ceiling. Ask at the viewing. — source: own reading of the kitchen photo

### What "zona Micus" is
- [Verified] "Micus" refers to Aleea Micuș, a short lane in north-central Mănăștur (OSM ways 466408021, 263323009, ~46.7583-46.7591 N, 23.5554-23.5564 E). It connects to Str. Primăverii / Calea Florești, right next to the Piața Flora / Calea Florești commercial strip. — source: https://nominatim.openstreetmap.org/search?q=Micus+Cluj-Napoca&format=json ; https://www.openstreetmap.org/way/466408021
- [Verified] Aleea Micuș 3 was one of the first two blocks of the whole Mănăștur district, received on 2 August 1971 (the other was bloc F4 on Str. Grigore Alexandrescu). — source: https://actualdecluj.ro/?p=262764 (excerpt from "Cluj-Mănăștur. O povestire istorică")
- [Verified] The first Mănăștur blocks went up in the area "delimitată de străzile Primăverii – Grigore Alexandrescu – Bucium – Calea Florești". "Zona Micus" sits in that first-built core. — source: https://actualdecluj.ro/istoria-unei-felii-din-manastur-mica-roma-care-trebuia-sa-aiba-120-000-de-locuitori/
- [Likely] Other agency ads use "zona Aleea Micus, in spatele Pritax" (behind the former Pritax store). Local agents treat "zona Micus" as the few blocks around Aleea Micuș, near Primăverii / Grigore Alexandrescu / Aleea Padin. — source: https://apartamentelavanzare.ro/cluj-napoca/micus.php
- [Likely] Aleea Micuș has both P+4 blocks (nr. 1, 2, 3) and P+10 blocks (nr. 4, 6, 8). Aleea Micuș 3 has no lift (holiday-rental listing), so it is a low block. Another listing on Aleea Micuș says "etajul 1/4 intr-un bloc cu acoperisul renovat" (floor 1 of 4, roof renovated). — source: OSM building tags (Overpass); https://www.booking.com/hotel/ro/apartament-micus.ro.html ; https://apartamentelavanzare.ro/cluj-napoca/micus.php
- [Likely] Year built: the blocks around Aleea Micuș date from about 1971 onward. Agency ads on the same lane put the year inconsistently ("1977-1990" and "înainte de 1977"). So the "1977" in this ad may be a default, not a fact. The real year is in the cadastral/CF file or the association's building book (cartea tehnică a construcției). — source: https://actualdecluj.ro/?p=262764 ; https://apartamentelavanzare.ro/cluj-napoca/micus.php

### Candidate blocks (OSM footprint analysis)
- Method: Overpass query of all buildings within ~600 m of Aleea Micuș; kept blocks of max 5 levels (P+4); computed the long-axis bearing of each footprint. The street grid here is rotated about 18°. A block whose long side runs ~72° (ENE-WSW) has its two façades facing roughly SSE and NNW = "S-N" in agent language. A block whose long side runs ~162° faces roughly E-W. — source: https://overpass-api.de (query: way["building"](around:600,46.7580,23.5545); out geom)
- [Unverified] Best fits (P+4, S-N façades, set back from Calea Florești, within ~150 m of Aleea Micuș):
  1. Aleea Micuș 3 (OSM way 107741547; 48 m long, axis 71°, no lift). Highest name match. — https://www.openstreetmap.org/way/107741547
  2. Str. Grigore Alexandrescu 4, "Bloc F5" (way 107741543; 29 m, axis 71°, 4 levels tagged; a tailor's shop "Croitorie" on the ground floor). — https://www.openstreetmap.org/way/107741543
  3. Str. Grigore Alexandrescu 6 (way 107741540; 30 m, axis 70°). — https://www.openstreetmap.org/way/107741540
  4. Aleea Padin 4, "Bl. F4", 2 stairwells, ap. 1-40 (ways 1488260044/1488260045; axis 72°, 5 levels = P+4). — https://www.openstreetmap.org/way/1488260044
- [Verified] Not a match: the holiday rental "Apartament Micus" at Aleea Micuș 3, ap. 15 (2 bedrooms + living room, i.e. 3 rooms) has a different interior in its photos (old herringbone parquet, pine furniture). Ap. 15 is also unlikely to be on floor 1. Its photos may be old, so this does not rule out the block. — source: https://e-cazare.ro/hotel/apartament-micus-cluj-napoca
- [Unverified] Weaker fits: Aleea Micuș 1 (way 107741545, 77 m long) and Aleea Micuș 2 (way 107741538, 57 m, "4 levels") are P+4 but their long side runs ~161°, so their windows face roughly E and W. A through-apartment could still have one S-facing and one N-facing room at a block end, so they are not excluded. Aleea Padin 2 and Str. Grigore Alexandrescu 2 face E-W too.
- [Verified] Ruled out: Aleea Micuș 4, 6, 8 (P+10); Calea Florești 1 (P+10); Str. Primăverii 2, 4, 6, 8 (P+7 to P+10). — source: OSM building:levels tags via Overpass
- [Likely] Ground floors: OSM maps no shops on Aleea Micuș 1-3 or Aleea Padin 4, so they look purely residential. The shops, bakery, pharmacy, bar "La Dunchi" and pizza place are on the Primăverii 4-6 / Grigore Alexandrescu 5-16 strip about 100-150 m south. Bloc F5 (Grigore Alexandrescu 4) has a tailor's shop on the ground floor. For a floor-1 flat, a shop or bar directly below means noise and smells, so check this on site. — source: Overpass POI query around 46.7586, 23.5555 (shop/amenity/office/craft)


## 2. Building condition
### Seismic
- [Likely] Cluj-Napoca is in Romania's lowest design-hazard band: P100-1/2013 Table A1 gives Cluj-Napoca ag = 0.10g (225-year return) and Tc = 0.7 s. For comparison, Bucharest is 0.30g. The text I read was a scrambled copy, so check the official table (Monitorul Oficial nr. 558 bis / 3 Sept 2013). — source: https://pdfcoffee.com/p-100-1-2013-pdf-free.html (copy of P100-1/2013, Annex A, Table A1)
- [Verified] No public list of seismically assessed blocks was found on primariaclujnapoca.ro (site search for "risc seismic", "expertizare tehnica", "clasa de risc" returns only school expertise tenders and unrelated items). The only Cluj list in the news is from the county plan (PATJ, 2020): 10 buildings in the whole county, risk classes II-III, mostly heritage buildings, none named as a Mănăștur block. — source: https://primariaclujnapoca.ro/?s=risc+seismic ; https://actualdecluj.ro/10-imobile-din-cluj-incadrate-cu-risc-seismic-intre-care-o-cladire-a-castelului-banffy-din-bontida/ (16 Feb 2023)
- [Unverified] So there is no sign this block was ever assessed or classed. "Not on a list" does not mean "safe". It most likely means nobody ordered an expertise. In a 0.10g zone, a P+4 block that is not damaged and has no cut walls is usually a low concern.
- [Likely] A December 2025 emergency ordinance amending Legea 212/2022 makes a building's seismic risk class (where an expertise exists) appear in the CF. Owners of RsI/RsII buildings must register them within a year of classification, from 1 Jan 2026. I could not confirm the OUG number and Monitorul Oficial reference. A legislatie.just.ro fragment suggests "OUG 82/2025, M.Of. 1181/19.12.2025". If true, a seismic class would show in the CF extract. — source: https://www.avocatnet.ro/articol_70958/Clasa-de-risc-seismic-a-imobilelor-se-va-trece-in-cartea-funciar%C4%83.html ; https://economedia.ro/oug-privind-riscul-seismic-clasa-de-risc-a-cladirilor-va-fi-trecuta-in-cartea-funciara.html ; https://legislatie.just.ro/public/DetaliiDocument/257526
- [Likely] Code era: the blocks around Aleea Micuș were built from 1971 (construction started 29 Dec 1970; "blocurile de 4 și 10 etaje" went up in 1971). That is before the post-1977-earthquake code changes. If the ad's "1977" is right, the block falls under the post-1978 norms (P100-78/81). The CF or cartea tehnică settles this. — source: https://actualdecluj.ro/?p=262764 ; https://actualdecluj.ro/?p=264475 (search snippet)
- [Unverified] Structure: the agency says "brick". Romanian P+4 blocks of the 1960s-70s were either brick masonry with precast floors or large prefab panels. National type designs for P+4 large-panel blocks existed from 1961-62. In both systems most interior walls are load-bearing, so cutting openings is dangerous. Ask the association for the "cartea tehnică a construcției" to see the structure type. — source: https://www.bibliotecadeva.ro/periodice/romania_lib/1963/05/rominia%20_libera_1963_05_5774.pdf (1963 article on ISCAS type designs)
- [Verified] Nearby: residents of the P+10 block at Str. Primăverii 8 (built 1977, ~300 m south of Aleea Micuș) said in May 2024 that their foundation already has problems. A metro station is planned about 2-2.5 m from that block. The city said an expert will assess nearby buildings and propose strengthening. This is about 300 m away, not this block. Agent B covers the metro. — source: https://actualdecluj.ro/?p=241421 (29 May 2024)

### Thermal insulation (reabilitare termică)
- [Verified] Cluj-Napoca's public programs: POR 2014-2020, axis 3.1, funded 60% EU+state and 40% city+owners' association. Owner-occupied flats paid 25% of works (C+M+E). The city pre-finances and later recovers the association's share "by mutual agreement", with the recovery method set by HCL and the association's decision. Commercial units and company-owned flats pay 100% of their share. — source: https://primariaclujnapoca.ro/locuinte/reabilitare-termica/
- [Verified] PNRR wave 1 (C5): 10 Cluj blocks signed on 7 Nov 2022, including Poet Grigore Alexandrescu 23 and 53 and Padin 14. None is a candidate block (Padin 14 is a P+10; G. Alexandrescu 23/53 are further west). — source: https://primariaclujnapoca.ro/informatii-publice/comunicate/10-blocuri-de-locuinte-vor-fi-reabilitate-termic-cu-fonduri-europene-prin-pnrr/ ; https://www.zcj.ro/administratie/ce-blocuri-se-reabiliteaza-prin-pnrr-la-cluj-napoca--239944.html
- [Verified] In 2020 the city had 58 blocks (2,511 flats) in the POR 2014-2020 program, with owners' associations paying 25%. The article lists no addresses. — source: https://actualdecluj.ro/?p=144544 (2 Jul 2020)
- [Unverified] I could not tell whether this block's insulation came from a city program (OUG 18/2009, POR or PNRR) or the association paid for it alone. The 2012 city list (OUG 18/2009) is a PDF whose text is not machine-readable. Open it in a browser and look for the street. — source: https://storage.primariaclujnapoca.ro/userfiles/files/lista%20reabilitare%20pentru%20site%2013_06_2012.pdf
- [Unverified] Buyer liability: I found no Cluj HCL that turns the owners' share into a local "taxă de reabilitare" tied to the flat. Some other cities do this (Sector 1 and Sector 6 Bucharest, Bistrița), recovering it over 5-10 years. If Cluj did it for this block, unpaid instalments would show on the certificat de atestare fiscală. If the association borrowed or pays the city in instalments, they show in the association's statement. So ask both. Get it in writing that no rehab instalments are owed, or have them paid off before closing. — source: https://www.digi24.ro/stiri/consiliul-local-al-sectorului-1-a-introdus-taxa-de-reabilitare-termica-pentru-blocurile-anvelopate-cine-plateste-si-in-ce-conditii-3566399 ; https://primariabistrita.ro/wp-content/uploads/2021/07/HCL-96-din-24.06.2021.pdf
- [Verified] Old Mănăștur insulation can fail. In 2016 wind tore insulation off a four-storey Mănăștur block (address not given) and firefighters had to secure it. Ask who did the work, when, and whether there is a warranty or a "proces-verbal de recepție". — source: https://actualdecluj.ro/video-izolatie-termica-de-pe-un-bloc-din-manastur-desprinsa-de-vijelie/ (24 Jun 2016)

### Common parts and repair fund
- [Verified] Legea 196/2018 art. 71: owners must approve a repair fund ("fond de reparații") every year; the general assembly sets the amount. Art. 72 makes a working-capital fund ("fond de rulment") mandatory. So the association must be able to show both balances. — source: https://legislatie.just.ro/Public/DetaliiDocument/203233 ; https://www.capital.ro/obligatoriu-pentru-toate-asociatiile-de-proprietari-din-romania-se-dau-amenzi-intre-2-500-si-5-000-de-lei.html
- [Likely] Roof: another floor-1/4 ad on Aleea Micuș says the block's roof was renovated ("bloc cu acoperisul renovat"). The ad is unnamed and may be another block on the lane. — source: https://apartamentelavanzare.ro/cluj-napoca/micus.php
- [Unverified] No news or forum posts found about leaks, cracks, mould, riser pipes (coloane) or association disputes for Aleea Micuș, Aleea Padin 4 or Grigore Alexandrescu 4-6. Searches covered Romanian terms (fisuri, igrasie, infiltrații, coloane, subsol inundat). The city did report ~10 flooded basements across Cluj after the 13 June 2024 downpour (no addresses). — source: https://actualdecluj.ro/?p=243107
- What to ask the association: last 12 months of "liste de plată" (monthly cost sheets), repair-fund balance, planned works voted in the general assembly (roof, coloane, basement), any loan or instalment, any court case of the association (portal.just.ro, search by the association's name once known).

### Own gas boiler (centrală termică proprie) — documents to ask for
- [Verified] Cluj does not stop people from leaving district heating ("Nu vom opri debranșarea"). The 2021-22 restriction targets new blocks of 6+ flats, not existing boilers. — source: https://spotmedia.ro/stiri/mediu/centralele-de-apartament-sunt-interzise-la-cluj-in-blocurile-noi (12 Nov 2021)
- [Likely] Leaving district heating legally ("debranșare") falls under Legea 325/2006 and the ANRSC framework rules (Ordin 91/2007, art. 246-254). These set cumulative conditions, a disconnection notice checked by the heat supplier, a project, and protection for neighbours. In practice the file holds the association's agreement and the supplier's "proces-verbal de debranșare". — source: https://www.cncd.ro/wp-content/uploads/2022/06/HOTARAREA-867-2008.pdf (quotes the Ord. 91/2007 articles) ; https://www.cmteb.ro/legislatie/325-2006.pdf
- [Verified] Gas installation checks (ANRE Ord. 179/2015, procedure on checks and revisions): a periodic technical check ("verificare tehnică periodică") at least every 2 years and a technical revision ("revizie tehnică") at least every 10 years (not 5), both by an ANRE-authorised firm. Without proof, the distributor (Delgaz Grid in Cluj) may cut off the gas. — source: https://legeaz.net/monitorul-oficial-969-2015/ordinul-anre-179-2015 ; https://alba24.ro/anre-apartamentele-care-nu-au-detectoare-automate-de-gaz-risca-sa-fie-debransate-de-la-retea-689250.html
- [Likely] The boiler itself: commissioned by an ISCIR-authorised firm ("admitere/punere în funcțiune", PIF), then an ISCIR periodic check (VTP) every 2 years, plus a yearly service the makers recommend. — source: https://www.capital.ro/avertisment-pentru-romanii-care-au-centrala-termica-de-apartament-ce-trebuie-sa-faca.html ; https://playtech.ro/2026/revizia-la-centrala-termica-si-la-instalatiile-gaze-cat-costa-si-ce-se-intampla-daca-nu-o-faci/
- Ask for, in this order: (1) the supplier's debranșare record, or the association's written confirmation that the flat is off district heating and pays no heating share; (2) the gas installation project by an ANRE-authorised firm, as approved by the distributor, with the "proces-verbal de recepție / punere în funcțiune"; (3) the boiler's ISCIR PIF record; (4) the latest gas VTP (≤2 years old) and revizie (≤10 years old); (5) the latest boiler VTP (≤2 years old); (6) the gas detector + electrovalve certificate.
- Why it matters: safety (CO poisoning, gas leaks). Gas supply can be cut without valid checks. Insurers can refuse claims on an installation that is not legal or not checked (Unverified, depends on the policy). The bank's valuer notes the heating type, and an illegal installation weakens the collateral. I found no bank rule that names boiler papers, so treat that as Unverified.
- [Unverified] Flue outlet: a boiler in a block usually vents horizontally through the façade. On an insulated block the pass-through must be sealed. Ask whether the association approved it.

### Kitchen without a window + gas hob
- [Likely] The gas norms NTPEE-2018 (ANRE Ord. 89/2018) require rooms with gas appliances to have a glazed "blow-out" surface. The minimum is 0.03 m² per m³ of room volume (reinforced concrete) or 0.05 m² per m³ (masonry). Automatic gas detectors with an electrovalve are required where the glazing is thicker than 4 mm or special (double glazing) and where gas build-up is a serious risk. A kitchen with a gas hob and no window would likely fail the glazed-surface rule. The ANRE-authorised checker could flag it and gas could be cut. — source: https://alba24.ro/anre-apartamentele-care-nu-au-detectoare-automate-de-gaz-risca-sa-fie-debransate-de-la-retea-689250.html ; forum quotes of the norm text: https://forum.softpedia.com/topic/1073279-mai-trebuie-senzor-gaz/page__st__18
- [Unverified] The photo shows only part of the kitchen, so a window may exist off-frame. In standard Mănăștur layouts kitchens have windows. A windowless kitchen could mean the layout was changed (kitchen moved or merged), which links to the load-bearing-wall check below. Check at the viewing and against the releveu.
- [Unverified] The white box by the hob looks like a free-standing room thermostat, not a gas detector. Natural-gas detectors hang high on the wall. Ask to see the detector and its electrovalve.

### Interior changes and load-bearing walls
- [Likely] Under Legea 50/1991 art. 11, works that do not change the load-bearing structure or the architecture need no building permit. Changing interior partitions in a block flat needs an "autorizație de construire/desființare" based on a simplified file: architecture memo, releveu, proposed layout and the original designer's opinion or a technical expertise. Fines run from 1,000 to 100,000 lei. — source: https://legeaz.net/legea-50-1991/art-11 ; https://www.digi24.ro/stiri/actualitate/social/cand-poti-inchide-balconul-fara-autorizatie-si-in-ce-situatii-este-obligatorie-o-aprobare-oficiala-3801797
- How to check: (1) get the cadastral file ("documentație cadastrală" with "releveu") from the seller, or the plan in the original 1970s sale contract. Then walk the flat and compare every wall and doorway. (2) Signs of cut walls: a new opening wider than an old door; a fresh lintel or steel frame; a kitchen opened to a room; a wall that is thinner than the plan shows; diagonal cracks at opening corners; a wall that sounds hollow where the plan shows a thick one. (3) If anything differs, ask for the autorizație de construire and the "proces-verbal de recepție". Without them, require a structural engineer's opinion before signing, or walk away. Banks may refuse a flat whose layout differs from the CF/releveu (Unverified; ask the bank's valuer).
- [Verified] No floor plan was uploaded to the Storia ad ("floorPlans": null), so compare on site. — source: Storia ad JSON


## 4. Legal checklist (before the antecontract)
Order: get the CF number and address from the agency → pull the CF extract → check surface/boxă/releveu → association statement + boiler papers → certificat fiscal and certificat energetic → then negotiate and sign.

### 4.1 Extras de carte funciară (land-book extract)
- [Verified] Anyone can order an "extras de carte funciară pentru informare". It costs 20 lei online on epay.ancpi.ro (account needed) or 25 lei at an OCPI counter (OCPI Cluj). Since ANCPI Order 441/2025 it is free for the owner via MyEterra (myeterra.ancpi.ro, ROeID login). The cheapest route is for the seller to download it free and send it. The buyer should still order one directly (20 lei) so it cannot be altered. Only use the official sites; ANCPI warns that sites charging 50-100 lei are intermediaries. — source: https://agerpres.ro/comunicate/2025/03/18/comunicat-de-presa---agentia-nationala-de-cadastru-si-publicitate-imobiliara--1431900 ; https://alba24.ro/extrasul-de-carte-funciara-este-gratuit-pentru-proprietari-ancpi-atenti-la-intermediarii-care-cer-bani-pentru-acest-document-1098960.html
- You need the apartment's own CF number (Cluj flats usually have a CF like "nr. XXXXXX-C1-U<n> Cluj-Napoca") or its cadastral ID. Ask the agency for it in writing before the viewing. Refusing to give it is a red flag.
- What to read, in plain words:
  - Part A (the property): address, cadastral number, surface, the share of common parts and land ("cotă-parte"), and whether a boxă is listed. Check the address matches the block you visit.
  - Part B (owners): the seller(s) must be exactly the people who sign. If there are two owners (e.g. spouses, heirs), all must sign or give a notarised power of attorney. Look at the title: sale contract, inheritance ("certificat de moștenitor"), donation, court decision. A recent inheritance or donation is fine but ask about other heirs. Look for notes ("notări") on lawsuits ("litigiu", "acțiune în ..."), insolvency or a ban on selling.
  - Part C (charges): mortgage ("ipotecă"), seizure ("sechestru"), ban on sale and charge ("interdicție de înstrăinare și grevare"), a noted lease ("locațiune"), a noted promise to sell to someone else ("promisiune"). A mortgage is normal if the seller still has a loan. The antecontract must then say the seller's bank is paid off from the price at signing and the mortgage is struck off. Seizure, a litigation note or a sale ban = stop until a lawyer clears it.
  - [Likely] From 2026 a seismic risk class may also be noted (see section 2).
- [Likely] At closing the notary orders a separate "extras CF pentru autentificare". It reserves the sale's rank in the CF for a short period, so nothing new can be registered in between. Your informational extract does not do this. — source: Legea 7/1996 (cadastru), https://legislatie.just.ro (search "Legea 7/1996"); notary practice
- [Verified] Also search the owner's name on portal.just.ro (free, no login) for cases about the property (partition, inheritance, enforcement, insolvency). Only check what affects the sale. Not done here because the owner is unknown. — source: https://portal.just.ro

### 4.2 Surface, balcony, boxă, releveu
- [Likely] "Suprafață utilă" (useful area) excludes balconies and loggias in Romanian housing law (Legea 114/1996 annex 1). Balconies count in the "suprafață construită" (built area). Some cadastral files show the balcony separately or include it in a "suprafață utilă totală". So the 60 m² in the ad may or may not include the balcony. Compare: ad (60 m²) vs CF Part A vs releveu vs your own tape measure. A gap over ~2-3 m² is a price argument. — source: https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1 ; https://www.capital.ro/plata-intretinerii-la-bloc-formula-reala-de-calcul-pentru-suprafata-utila-a-locuintei-ce-scrie-in-lege-de-balcon.html
- Boxă (basement storage). Three possibilities, check which one:
  1. Listed in the apartment's CF, Part A ("compus din ... și boxă nr. X"). Best: you own it with the flat.
  2. Its own CF unit (separate CF number). Then it must be named in the sale contract, or it is not sold.
  3. Not in any CF; used "by custom" or by an association decision. Then you get no title. The association can reassign it, and you cannot sell it later. Don't pay extra for it.
  Ask the agency which case it is and get the boxă number in the antecontract.
- The releveu (floor plan in the cadastral file) is the reference for the layout. See section 2 on cut walls.

### 4.3 Certificat energetic, association statement, certificat fiscal
- [Likely] Certificat de performanță energetică (Legea 372/2005, republished 2020, consolidated text in force from 25 Jul 2024, art. 22): the seller must have a valid certificate and hand the original to the buyer when the sale is signed. A sale without it is open to relative nullity under the Civil Code (art. 22 para. 4). I could only read part of the consolidated text. It is valid up to 10 years. Ask for it early: the energy class tells you how good the insulation really is. — source: https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf (consolidated text, partial read) ; https://www.capital.ro/documentul-obligatoriu-pentru-proprietarii-de-locuinte-nu-se-poate-vinde-in-lipsa-acestuia-are-valabilitate-10-ani.html
- [Verified] Association statement (Legea 196/2018 art. 33): the notary may only authenticate the sale if the seller brings an "adeverință" from the owners' association showing payments are up to date. If there are arrears, the sale can go ahead only if the buyer expressly agrees to take over the debts. Never agree to that; have debts paid before or at closing. Ask the association for: arrears, repair-fund balance, any rehab or works instalments, planned works, and confirmation that the flat is off district heating. — source: https://legislatie.just.ro/Public/DetaliiDocument/203233 ; https://www.avocatnet.ro/articol_48822/Cum-se-vor-putea-vinde-din-septembrie-locuin%C8%9Bele-unde-exist%C4%83-datorii.html
- [Likely] Certificat de atestare fiscală (local taxes) from the Cluj-Napoca city hall (Direcția Impozite și Taxe Locale). The legal basis is Codul de procedură fiscală (Legea 207/2015) art. 159 para. 5-6, not the Codul fiscal as the brief assumed. A sale of a building made while the seller owes local taxes is void ("nule de drept"). The notary asks for it, and the seller pays all taxes up to the end of the year/month. It would also show any local rehab tax. — source: https://romania.europalibera.org/a/tranzactii-imobiliare-doar-cu-certificat-de-atestare-fiscala-si-cu-datoriile-la-stat-achitate-/33060926.html ; https://www.avocatnet.ro/forum/discutie_554982/Nulitate-de-drept-a-Contractului-de-vanzare-cumparare.html

### 4.4 Agency contract and commission
- [Verified] Civil Code art. 2097: the intermediary is paid by its client only if the contract it brokered is actually concluded as a result of its intermediation. Without an agreement, the fee follows past practice between the parties or usual practice. — source: https://legeaz.net/noul-cod-civil/art-2097-remunerarea-intermediarului-contractul-de-intermediere ; Cod civil: https://legislatie.just.ro/Public/DetaliiDocument/175630
- [Likely] In Cluj, agencies have long charged both sides, often around 2% from the buyer, sometimes 1.5%. It is negotiable, and some agencies charge the buyer 0%. A Cluj court upheld a 2% fee from an intermediation contract (2013). Domus Rex is not VAT-registered, so no VAT on top (ANAF data). — source: https://www.capital.ro/in-imobiliare-se-introduc-contractele-pe-prestari-servicii-6641.html ; https://legeaz.net/spete-comercial-litigii-profesionisti-cluj-2013/decizia-civila-651-2013-cluj-583
- [Verified] Viewing forms ("fișă/contract de vizionare") often hide a commission clause. Examples seen: "2% if you buy", "3% + VAT of the antecontract or final price", "double commission if you buy without us". — source: https://legeaz.net/modele/contract-vizionare-agentie-imobiliar%C4%83 ; https://newsweek.ro/economie/poate-fi-fentat-comisionul-datorat-unei-agentii-imobiliare ; https://www.avocatnet.ro/forum/discutie_852630/Contract-cu-agentie-imobiliara-pt-vizionare-apartamente.html
- At the viewing: do not sign anything that sets a commission, exclusivity, or a penalty. If they insist on a viewing form, cross out the commission/penalty lines, or agree the fee in a separate written contract first. In it: fee as a % of the final notarised price, payable only at the notary signing, never at the antecontract, with no "reservation fee". Take photos of anything you sign.

### 4.5 Occupancy (is someone living there?)
- [Verified] The photos show toiletries, a lived-in bedroom and some furnished rooms photographed at different times. Someone (owner or tenant) seems to live there. — source: listing photos (Storia)
- [Verified] Civil Code art. 1811: when a rented property is sold, the lease binds the new owner for a property in the land book only if the lease was noted in the CF. For property not in the land book, it binds the buyer if the lease has a "dată certă" before the sale. Art. 1812 covers a lease ending on sale (a notice period). — source: https://notari.pro/noul-cod-civil-legea-287-2009/art-1811-opozabilitatea-contractului-de-locatiune-fata-de-dobanditor-dispozitii-generale-contractul-de-locatiune ; https://notari.pro/noul-cod-civil-legea-287-2009/art-1812-incetarea-locatiunii-in-caz-de-instrainare-dispozitii-generale-contractul-de-locatiune
- What to do: (1) ask directly "Is it rented? Until when? Is the lease registered with ANAF or noted in the CF?"; (2) check CF Part C for a "locațiune" note; (3) in the antecontract, the seller warrants there is no lease or occupant right and fixes a handover date "liber de persoane și bunuri" except the listed furniture; (4) add a penalty per day of delay (clauză penală, Civil Code art. 1538 and following); (5) hold back part of the price until handover, ideally in the notary's escrow account; (6) sign a handover record ("proces-verbal de predare-primire") with meter readings (gas, power, water) and the furniture list.

### 4.6 Arvună vs avans, antecontract content, timeline
- [Verified] Arvună confirmatorie (Civil Code art. 1544): if the buyer who paid it backs out without cause, the seller keeps it. If the seller backs out, the buyer can claim double. Either side may instead demand performance or damages. Art. 1545 "arvună de dezicere" lets a party walk away by losing it (or paying double). Art. 1546: it is returned if the deal fails for reasons nobody is liable for. An "avans" (plain advance) is only part of the price: it must be returned if the sale does not happen, with no double penalty. — source: https://legeaz.net/noul-cod-civil/art-1544-arvuna-confirmatorie-executarea-prin-echivalent-executarea-silita-a-obligatiilor ; https://notari.pro/noul-cod-civil-legea-287-2009/art-1546-restituirea-arvunei-executarea-prin-echivalent-executarea-silita-a-obligatiilor
- With a mortgage: label the payment so that, if the bank refuses the loan or the valuation is low through no fault of yours, you get the full amount back. That needs a suspensive condition ("condiție suspensivă") on loan approval and valuation. Otherwise an arvună can be lost.
- [Verified] Civil Code art. 1669: if one side refuses to sign the final sale, the other can ask a court for a judgment that replaces the contract, within 6 months of the date the sale should have been signed. — source: https://www.codulcivil.ro/art-1669-Promisiunea-de-vanzare-si-promisiunea-de-cumparare
- [Likely] The final sale must be notarised (Civil Code art. 1244). A notarised antecontract can be noted in the CF, which warns third parties and protects you if the seller tries to sell or mortgage to someone else. A private (non-notarised) antecontract is legal but weaker. For this price, use a notary. — source: Cod civil https://legislatie.just.ro/Public/DetaliiDocument/175630 ; https://legeaz.net/dictionar-juridic/antecontract-vanzare-cumparare
- Antecontract must contain: exact identification (address, CF and cadastral numbers, surface, boxă number, cotă-parte); seller's guarantee of no charges/lease/litigation; price in EUR, plus how and when it is paid (own funds + loan); arvună/avans amount and type; suspensive condition on loan approval and bank valuation with a deadline; deadline for the final contract; handover date and per-day penalty; list of furniture and appliances included; who pays what (notary fee and registration usually the buyer; the seller pays the income tax on the sale and clears the mortgage); seller's duty to deliver the CPE, association statement, certificat fiscal and boiler/gas papers before closing; who pays utilities until handover.
- [Unverified] Typical timeline with a mortgage (market practice, no official source): antecontract + arvună/avans (week 0) → bank file and pre-approval (1-2 weeks) → ANEVAR bank valuation (about 1 week) → final loan approval (1-3 weeks) → notary appointment, final contract and payment (week 4-8) → CF registration by the notary (days to a few weeks).


## Agency
- [Verified] The listing agency is DOMUS REX IMOBILIARE SRL (Storia agency id 1648, Storia account since 2016-08-10). The OLX account is the agency's account (business = true) but shows only a consultant's name; the company name appears on Storia. — source: Storia ad JSON (agency/owner fields); https://www.storia.ro/ro/companii/agentii/domus-rex-imobiliare-srl-ID1648
- [Verified] Company data from ANAF (official, free API, queried 2026-10-31): CUI 31628820, Reg. Com. J12/1533/2013, registered 13.05.2013, CAEN 6831 (real-estate agencies), SRL, private Romanian capital. Registered office: Sat Feleacu, Com. Feleacu nr. 2, jud. Cluj; fiscal domicile / office: Bd. Nicolae Titulescu 22, ap. 11, Cluj-Napoca. Not inactive ("statusInactivi": false, no deregistration date). Not VAT-registered (so no VAT on its commission). — source: https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva (POST [{"cui":31628820,"data":"2026-10-31"}])
- [Likely] Small micro-company: about 205,873 RON turnover, 81,880 RON net profit and 1 employee in 2024 (risco.ro, as summarised by a search engine; the page itself returned 403 to me). — source: https://www.risco.ro/en/verifica-firma/domus-rex-imobiliare-cui-31628820
- [Verified] No court cases found with "DOMUS REX" as a party on portal.just.ro (national court portal, public SOAP query on party name; variants "DOMUS REX", "DOMUS REX IMOBILIARE", "DOMUS-REX", "REX IMOBILIARE" all returned no matching party; the test query "DOMUS" returned 208 cases of other firms, so the query works). No insolvency case therefore either (insolvency files are court cases). — source: http://portalquery.just.ro/query.asmx (CautareDosare, numeParte), run 2026-10-31
- [Verified] Agency website is live, office Bd. Nicolae Titulescu 22 ap. 11. The site lists this consultant on other ads. This flat is not on the agency site under 3-room sales (only one Mănăștur 3-room ad: "zona Calea Manastur", 68 m², floor 6/8, 195,000 EUR, ID 38704, a different flat). No commission policy or contract template is published. — source: https://www.domusrex.ro/apartamente-3-camere-de-vanzare ; https://www.domusrex.ro/apartament-3-camere-de-vanzare-manastur-cluj-napoca-42275.html ; https://www.domusrex.ro/contact.html
- [Unverified] No complaints, ANPC actions or forum threads about Domus Rex found in Romanian or English searches. The Facebook page shows few reviews (search snippet only; not opened, no login). Absence of complaints is weak evidence for a small agency. — source: web searches "Domus Rex Cluj reclamatie / pareri / ANPC" (no hits); https://www.facebook.com/p/Domus-Rex-Imobiliare-100066374268589/
- Not done on purpose: no lookup of the consultant or company owners as persons (brief rule 5).


## Red flags
- **negotiate / possible deal-breaker** — Exact address and CF number not given. The pin is a district centroid. Get both in writing before the viewing; refusing = walk away.
- **negotiate** — Build year likely earlier than advertised. Blocks around Aleea Micuș date from 1971 (pre-1977 code), while the ad says 1977/1977-1990. That affects the bank valuation and seismic code era. Check the CF/cartea tehnică.
- **deal-breaker if confirmed** — Kitchen with a gas hob and apparently no window. Under NTPEE-2018 a room with gas appliances needs a glazed blow-out surface, so the gas check could fail and gas could be cut. It may also mean the layout was changed. Verify at the viewing and against the releveu.
- **deal-breaker if confirmed** — Any wall or opening that differs from the releveu with no building permit (old block, load-bearing walls). Get a structural engineer's opinion or walk away.
- **negotiate** — Own boiler with no paper trail (debranșare, gas project/PIF, ISCIR, VTP ≤2 years, revizie ≤10 years, detector). Missing papers mean extra cost (new project and checks, maybe a new boiler) and a safety risk. Make the papers a condition of the antecontract.
- **negotiate** — Insulation history unknown: city program, the association alone, or a private job. Any unpaid instalments or local rehab tax must be cleared by the seller. Check the association statement and the certificat fiscal.
- **negotiate** — Boxă may not be in the CF (only a share or used by custom). Don't pay for what is not titled.
- **negotiate** — 60 m² "utilă" may include the balcony. Measure, compare with CF/releveu, and adjust the price for any gap.
- **minor / process** — Flat seems occupied (toiletries, lived-in room). Make a handover date with a per-day penalty and hold back part of the price; check CF Part C for a noted lease.
- **minor** — Photos are cropped and look taken at different times; no photos of the building, balcony, boxă or boiler. Ask for them, or see them at the viewing.
- **minor** — Agency is a one-employee micro-company (fine, but no track record found either way). No lawsuits or insolvency found. Don't sign any viewing form with a commission or penalty clause.
- **minor (for B to weigh)** — A metro station is planned on Str. Primăverii ~300 m south. Residents of Primăverii 8 already report foundation problems there.


## Dead ends
- OLX public API via curl returned 403 (CloudFront) this run. WebFetch of the same URL worked. Storia answered with 200 to curl and gave the full ad JSON (agency, coordinates, attributes).
- Exact address: not in any listing data. The OLX/Storia pin is a district centroid. The agency's website does not list this flat (only an older, different Mănăștur 3-room). **Buyer:** ask the agency for street, block, stairwell, ap. no. and CF number in writing; then check on site.
- Reverse image search: Yandex answered without a captcha for all 7 photos but returned only look-alike images (Italy, Russia, Cyprus), no copy of these photos. Google Lens redirects to an interactive page and Bing redirects, so no automated result. **Buyer:** drag the photos into Google Lens (lens.google.com) and Yandex Images by hand and look for older OLX/Storia/Publi24 ads (rent or sale) that may show the address.
- Primăria Cluj-Napoca seismic list: none found on the site (site search). The 2020 county PATJ list is an image in a news article. **Buyer:** ask Primăria Cluj-Napoca (Direcția Tehnică / registratura@primariaclujnapoca.ro, a free public-information request under Legea 544/2001) whether the block has a technical expertise or a seismic class; also ask the association.
- Thermal-rehab block lists: the 2012 OUG 18/2009 list PDF (https://storage.primariaclujnapoca.ro/userfiles/files/lista%20reabilitare%20pentru%20site%2013_06_2012.pdf) and the 2011 guide "INDRUMATOR-1" use fonts without readable text, so they could not be searched automatically. No address list was found for the 58 POR 2014-2020 blocks. **Buyer:** open the PDF in a browser and look for the street; ask the association how the insulation was paid for and whether anything is still owed; a Legea 544/2001 request to the city hall gets the official answer.
- Cluj HCL on recovering the owners' share of rehab costs (instalments or a local tax): not found. **Buyer:** check the certificat fiscal and ask the city hall's tax office (DITL) whether a "taxă de reabilitare termică" applies to the flat.
- ANCPI geoportal (https://geoportal.ancpi.ro/geoportal/imobile/Harta.html) did not resolve from this machine (DNS failure); MyEterra also did not resolve. From secondary sources: the public map shows registered parcels without login, and you can zoom to the block. A cadastral number is not always shown. The CF extract itself needs ePay (account + 20 lei) or the owner's free MyEterra download. **Buyer:** open the geoportal in a normal browser, zoom to Aleea Micuș, and click the block to see if a cadastral ID appears; then order the extract with the CF number from the seller.
- risco.ro / termene.ro / listafirme.ro returned 403 to automated requests. The ANAF public API covered status. **Buyer:** open risco.ro or listafirme.ro in a browser for the free financial summary of CUI 31628820.
- BPI (insolvency bulletin) needs a paid ONRC account. Covered indirectly: no insolvency court case found on portal.just.ro, and ANAF shows the company active. **Buyer:** an ONRC "certificat constatator" costs a fee; only worth it if the agency would hold money, which it should not.
- Legea 372/2005 art. 22 and P100-1/2013 Table A1 were read from partial or scrambled text copies. **Buyer:** a notary will apply the current rules; no action needed beyond asking for the certificate.
- Agency complaints: none found in searches; Facebook reviews not opened (login wall). **Buyer:** read the Google Maps reviews for "Domus Rex Imobiliare" in a browser.