# Agent A notes: identification, developer/agency/permits, legal checklist

Research date: 2026-10-31. Final version of agent A notes.

## 0. Identification (for other agents)

**Address: Str. Traian Vuia nr. 21-23, Cluj-Napoca (Likely, high confidence).** Street front approx. 46.78435, 23.6493 (building centre roughly 46.7850, 23.6492). One long building runs north from Traian Vuia; behind it the PUD keeps a garden/courtyard of at least 65 m to the back boundary (towards Str. Morii). Land: CF / nr. cad. **343229**, 4,553 m² (split in 2022 from CF 339259; the 123 m² front strip, nr. cad. 343230, went to the city for widening Traian Vuia).
- Location in plain words: ~750 m east of the Pod IRA overpass, north of the railway, on the Traian Vuia artery (road to the airport). OSM calls the area Someșeni / Între Lacuri. Agencies call it "Mărăști / Pod IRA". **Directly opposite, across Traian Vuia: Cimitirul Someșeni (cemetery).** Directly west (nr. 17-17A): a similar long S+P+2E+R mixed-use block by another company (VIMO EAST SRL per a 2020 council agenda).
- **Building permit: AC nr. 985 of 9 Nov 2023** (Verified, official): "Construire imobile cu funcțiuni mixte, regim de înălțime 2S+P+2E+Er, amenajări exterioare și organizare de șantier", Str. Traian Vuia nr. 21-23, CF/nr. cad. 343229, base investment 11,463,000 lei, project PAC nr. 19 by PLAN TRADE SRL (arh. Hanga Ladislau), request nr. 678913 of 28.07.2023, works duration "60" from actual start (unit not printed, normally months). Beneficiary not shown in the public version. — source: https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-985-din-2023/
- Project name: none found. Developer company: NOT FOUND. In June 2022 the land was "în coproprietate privată" of two private individuals (CU nr. 1782/06.07.2022). They were also the PUD beneficiaries (named in the HCL draft). Designer: SC PLAN TRADE SRL (Cluj-Napoca). — source: https://primariaclujnapoca.ro/urbanism/certificate-de-urbanism/certificat-de-urbanism-1782-din-2022/ , https://files.primariaclujnapoca.ro/2023/02/24/27.pdf
- Approved PUD (draft HCL nr. 27 of 3 Mar 2023, "Construire imobil mixt, 2S+P+2E+R, str. Traian Vuia nr. 21-23"), plan U04 dated Dec 2021 — **Verified (official document)**: 2 basements (S2: 31 car spaces; S1: 48 car spaces + 30 bikes = 79 underground car spaces); ground floor: shops (274 m² usable), offices (331 m² usable), **7 flats**, bike parking; floor 1: 20 flats; **floor 2: 20 flats**; floor 3 (setback): 17 flats; **total 64 flats**. Heights: parapet floor 2 at street 12.10 m, setback floor 14.32 m (max 16 m allowed). Garden with playground at the back. — source: https://files.primariaclujnapoca.ro/2023/02/24/27.pdf (pages 1 and 5), page https://primariaclujnapoca.ro/consiliu-local/proiecte-de-hotarari/proiect-de-hotarare-27-din-3-martie-2023/
- Why I link it to the BLITZ ad (Likely): same unit count (64), same mix (shops + offices + underground parking + playground courtyard), renders match (setback top floor, shops on the street, car passage to a deep courtyard, single-storey houses each side), our unit's floor plan is marked level +7.70 and the floor-1 unit below it +4.60, which fits a 4.60 m commercial ground floor and the 12.10 m parapet height in the PUD. Sister ad 272955103's OLX pin is ~30 m from the plot. No ad names the street, so this is not Verified. **Ask BLITZ to confirm the address in writing.**
- OLX pin of our ad (46.78227, 23.639956) is ON the Pod IRA overpass itself (OSM way 24479517), so it is a generic pin, not the building. — source: https://www.olx.ro/api/v1/offers/285107756/ , https://www.openstreetmap.org/way/24479517
- Satellite (Esri World Imagery, Vantor, 2025-04-26): long flat-roof building at nr. 21-23 already roofed; back garden still bare earth. Real 2026 photos in another agency's ads show it finished, grassed, with a red playground. — source: https://server.arcgisonline.com/ArcGIS/rest/services/World_Imagery/MapServer (tile z18 x148292 y92432) ; https://www.olx.ro/api/v1/offers/304522897/
- For agent B (works nearby): AC nr. 957 of 7 Nov 2023 authorises rebuilding Traian Vuia with a large turbo-roundabout ("turbogirație Traian Vuia"), new accesses, utility diversions and a relocated bus stop, for the Park & Ride at Traian Vuia nr. 149-151 (about 1.5-2 km east). — source: https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-957-din-2023/
- For agent B (flood/basement): PUD memo: groundwater at -4.20 m in both boreholes; the block has 2 basement levels (so the lower garage is below groundwater level, needs good waterproofing). Soil: sandy clay over terrace gravels; piles or diaphragm walls proposed. — source: https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf
- For agent C: BLITZ sells sister units: 71 m² floor 1 at 164,266 € (P129720, OLX since 2024-07-19), 77.35 m² floor 1 at 177,905 € (P143064, OLX since 2025-04-03). Our ad on OLX since 2025-04-01. Another agency lists the same 71 m² layout, floor 2, at 165,000 € VAT incl. + parking 12,000 € (OLX 310268766, 2026-10-07). Same agency: 2-room 49 m² + 6 m² balcony, floor 1, courtyard side, 141,000 € + parking 15,000 € (OLX 304522897).
- Unit P143066 (Likely): 3 rooms + 2 baths, floor 2 (level +7.70), corner flat, rooms 69.87 m² + balcony 2.99 m²; same stack as BLITZ P129720 on floor 1. Side/orientation unknown.
- Not the same as BLITZ's 9-unit heat-pump building: that one is ~2.5 km further east in Someșeni (OLX pins ~46.7805-46.7811, 23.677), built 2026, furnished, 10-11 m² terraces, 3/3 floors, parking 15,000 €.

## 1. Identify the building and the unit

### 1.1 Address, project, developer
- [Likely, high confidence] The 64-flat nZEB complex BLITZ advertises is the mixed-use block at **Str. Traian Vuia nr. 21-23**, Cluj-Napoca (see section 0 for the full reasoning). — source: https://files.primariaclujnapoca.ro/2023/02/24/27.pdf
- [Verified] The approved PUD covers one building, 2S+P+2E+R, on parcel nr. cad. 343229 (4,553 m²), on the north side of Traian Vuia; it came from splitting CF 339259. A 123 m² strip (nr. cad. 343230) was taken into public ownership to widen Traian Vuia (HCL nr. 931 of 27 Dec 2022). Car and pedestrian access only from Traian Vuia. — source: same PDF, page 3 (raport de specialitate nr. 250514/433/22.02.2023)
- [Verified] Earlier versions of the same project: Jan 2021 = 82 flats in one deep block (sent back by the urbanism commission as "a block as long as a seaside hotel"); May 2021 = 77 flats in 2 blocks; Jan 2022 = 61 flats in 2 blocks; final (plan dated Dec 2021, approved draft Feb/Mar 2023) = 64 flats in one block. — sources: https://actualdecluj.ro/proiect-de-locuinte-dorit-la-intrare-in-oras-criticat-la-comisia-de-urbanism-nu-e-corect-fata-de-oras-e-un-bloc-cat-un-hotel-de-pe-litoral-sau-cat-spitalul-de-recuperare-din-cluj-de-lung/ , https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf , https://files.primariaclujnapoca.ro/2022/01/25/partea-scrisa-2.pdf , https://files.primariaclujnapoca.ro/2023/02/24/27.pdf
- [Unverified] Project name: none found in any ad or official document. Developer company: not found (see 2.1).
- [Verified] The OLX ad's own map pin is on the Pod IRA bridge, not on a building, so it cannot locate the unit. — source: https://www.olx.ro/api/v1/offers/285107756/ (lat 46.78227, lon 23.639956, radius 1 km), https://www.openstreetmap.org/way/24479517

### 1.2 Does it exist and is it finished?
- [Verified] Satellite image dated 2025-04-26 shows a roofed long building at nr. 21-23; the back garden was still bare earth then. — source: Esri World Imagery (Vantor), https://server.arcgisonline.com/ArcGIS/rest/services/World_Imagery/MapServer/tile/18/92432/148292 (+ neighbouring tiles)
- [Likely] Real photos (not renders) in another agency's ads (created 2026-05-30 and 2026-10-07) show the finished complex: white block, glass balconies, setback top floor, grassed courtyard with a red playground and curved path that match BLITZ's renders. Interiors are semi-finished (screed, plaster, black entrance door, dark aluminium/PVC windows, wiring to position). — source: https://www.olx.ro/api/v1/offers/304522897/ (photos won739h5p3sx2, if9m4t7m54n61, h6h7gmq0k07o1), https://www.olx.ro/api/v1/offers/310268766/
- [Unverified] The rental lead (OLX 307586050, "posted 04 Aug 2026", 2 rooms 52 m², nZEB, built 2025, underground parking, 650 €/month) is gone (HTTP 410). Only the search snippet survives, so I could not see its photos or address. — source: https://www.olx.ro/d/oferta/apartament-IDkOBbk.html
- [Likely] Other agency ads say "Există CF" / "CF disponibil" for units in the same building (May and Oct 2026). That suggests unit land-book entries exist. Not seen in any official record. — source: https://www.olx.ro/api/v1/offers/310268766/ , https://www.olx.ro/api/v1/offers/304522897/

- **Contradiction 2 (completion), resolution [Likely]:** permit Nov 2023, roof on by Apr 2025, finished courtyard and semi-finished interiors in 2026 photos. So the building is built; the "Aug 2025 / CFs end-2025" text is stale copy. That the reception happened and that unit P143066 has its own CF is **not verified** (only the ad title "CF" and other agencies' "CF disponibil"). Needs the PV de recepție and the unit's extras CF.
- **Contradiction 3 (renders only), resolution [Likely]:** real photos of the finished building exist in another agency's ads (OLX 304522897) and match the renders. Orientation of our unit stays unknown (see 1.5).

### 1.3 Floors, stairwells, units, ground floor
- [Verified, PUD] 2 basements (S2: 31 car spaces; S1: 48 car spaces + 30 bike spaces = 79 car spaces), ground floor (shops 274 m² usable + offices 331 m² usable + 7 flats + 48 bike spaces), floor 1 (20 flats), floor 2 (20 flats), floor 3 setback (17 flats). Total 64 flats. Max parapet height 12.10 m at the street (floor 2), 14.32 m for the setback floor; 16 m max allowed. — source: https://files.primariaclujnapoca.ro/2023/02/24/27.pdf (page 5, plan U04)
- [Verified, PUD] Street block is on both side property lines for the first 18 m; behind that the wing is set back ≥5.7 m (west) and ≥5.8 m (east) from the neighbours; ≥65 m free garden to the back boundary. — source: same PDF, pages 1 and 3
- [Unverified] Number of stairwells: not shown in any document I could read. Ask for the plan de nivel.
- [Verified] Parking ratio: 79 underground spaces for 64 flats + 274 m² shops + 331 m² offices (the PUD needed 77). So roughly 1 space per flat, with almost none spare. The developer sells spaces separately (10,000 € VAT incl. per BLITZ; 12,000 € and 15,000 € in another agency's ads for the same building). If you do not buy one at signing, there may be none left. — sources: PUD PDF above; https://www.olx.ro/api/v1/offers/310268766/ ; https://www.olx.ro/api/v1/offers/304522897/
- [Unverified] What the shops will be: no tenant found. PUD only says "spații comerciale, birouri, servicii". Renders show glazed shopfronts with placeholder signs ("FIRMA LUMINOASA"). The zone (UTR RrM2, mixed zone) generally allows commerce and services; whether a bar/restaurant is allowed depends on the RLU for RrM2 and later permits. The shops are on the street front at ground level; our flat is on floor 2, with floor 1 between, so a restaurant would not be directly under us, but kitchen exhaust and terrace noise could still reach us if we are on the street side. Ask the developer what is sold/rented and whether the owners' association rules restrict uses. — source: https://files.primariaclujnapoca.ro/2022/01/25/partea-scrisa-2.pdf
- [Verified] Opposite the building, across Traian Vuia, is Cimitirul Someșeni (cemetery). Street-side flats look onto it. — source: PUD plan U04 page 5 (label "Cimitirul someseni"); Esri satellite tile above

### 1.4 ANCPI map
- Dead end: geoportal.ancpi.ro did not respond from my side (connection timed out). See Dead ends.

### 1.5 Which unit is P143066
- [Verified] The ad's own floor plan (photo 6) shows: living + kitchen 26.45 m², bedroom 14.88 m², bedroom 13.46 m², hall 8.09 m², bathroom 4.56 m², bathroom 2.43 m², balcony 2.99 m² (tiled, 1.10 m deep, 1.00 m glass railing). Level marked +7.70 = floor 2. The 3.36 m² "Baie" drawn at the top edge belongs to the neighbouring flat (it is outside this flat's walls and is not in the other agency's area table). — source: https://www.olx.ro/api/v1/offers/285107756/ (photo pu126w60iiin3-RO)
- [Verified] **Contradiction 1 resolved: it is a 3-room flat (living + 2 bedrooms) with 2 bathrooms.** The "2 camere, semidecomandat" text is boilerplate: the same sentence appears in BLITZ's 77.35 m² and 71 m² floor-1 ads of this project. — sources: https://www.olx.ro/api/v1/offers/285206744/ , https://www.olx.ro/api/v1/offers/272955103/
- [Verified] Surface: rooms without balcony add up to **69.87 m²**; with the full balcony 72.86 m². Another agency's 3D plan of the identical layout says "TOTAL SUPRAFAȚĂ UTILĂ: 71.42 m²". So the "71 m²" in the ad includes part of the balcony. Under the housing law, balconies are not part of suprafața utilă. Price per real interior m² = 164,266 / 69.87 ≈ **2,351 €/m²** (not 2,314). — sources: plan above; https://www.olx.ro/api/v1/offers/310268766/ (photo 5zbyfjl59t3i3-RO); Legea 114/1996 Anexa 1 (mirror) https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1
- [Likely] It is the same flat type, one floor up, as BLITZ ad P129720 (71 m², floor 1, same price 164,266 €): that plan is marked +4.60 with façade codes "FE I 43 / UE EI 30"; ours is +7.70 with "FE 2 43 / UE E2 30" (same window types, next floor). — source: https://www.olx.ro/api/v1/offers/272955103/ (photo e8cw0x68d74g-RO)
- [Likely] It is a corner flat: windows on two façades (bedrooms + balcony on one, living room on the other). One façade is not square to the others (95° and 84° angles), which suggests it follows a non-perpendicular plot line. — source: floor plans above
- [Unverified] **Which side it faces (street/cemetery, courtyard, or neighbours' gardens east/west) is not knowable from the ads.** Inference only: the PUD puts the street block on both side boundaries for the first 18 m (blind side walls), so a corner flat with windows on two adjacent façades is more likely where the rear wing meets the street block, or at a corner of the rear wing, than in the street-front row. The floor-1 twin's plan shows a hatched strip and a "22.01" dimension just outside the living-room wall, which may be a lower roof (ground-floor extension) under those windows. Ask for the floor-2 level plan with the unit marked, the unit number and stairwell, and what lies under the living-room windows.
- [Possible duplicate, Unverified] Lead 2 (OLX 310268766, "Apartament 3 camere, bloc nou NZEB, zona Pod IRA", 71 m², floor 2 in params / floor 1 in text, 165,000 € VAT incl., parking 12,000 €) uses the identical room areas. It may be the same unit or the twin on another floor/stairwell. Its text says: brick walls, 15 cm mineral wool, heat pumps + photovoltaic panels, 2 central plants with individual metering per flat, gas in the flat, underfloor heating and cooling, one coat of glet, "Există CF", bank loan accepted. — source: https://www.olx.ro/api/v1/offers/310268766/
- [Verified] Lead 3 (77.35 m², 177,905 €) is BLITZ's own ad P143064 in the same project (floor 1). — source: https://www.olx.ro/api/v1/offers/285206744/

### 1.6 BLITZ's other (9-unit) building — kept separate
- [Likely] BLITZ's other small nZEB building ("Someșeni / Pod IRA", heat pump + PV, built 2026, 3/3 floors, 10-11 m² terraces, furnished, parking 15,000 €) has OLX pins around 46.7805-46.7811, 23.677, about 2.5 km east of nr. 21-23. Told apart by: 9 vs 64 units, furnished vs semi-finished, terraces, parking price, build year 2026 vs 2025, different pins, and ad codes. — sources: https://www.olx.ro/api/v1/offers/309042713/ , https://www.olx.ro/api/v1/offers/310193301/ (from OLX search API https://www.olx.ro/api/v1/offers/?query=nzeb%20ira&region_id=2&city_id=52953)
- Also not ours: a "Traian Vuia, finished 2025, class A, 68 m² + 4 m² balcony, floor 3/3, underground parking 9,000 €" project sold by several sellers (pins ~46.7846, 23.6489, i.e. possibly nr. 17-17A next door). Different layout and parking price. — source: same OLX search API

## 2. Developer, agency, permits, completion

### 2.1 Developer and builder
- [Verified] The PUD was requested and paid for by two private individuals who owned the land (request nr. 669519 of 4 Aug 2022; names in the HCL draft). Designer: SC PLAN TRADE SRL, Cluj-Napoca (J12/505/2006). No company is named as investor in any PUD document (2021-2023). — source: https://files.primariaclujnapoca.ro/2023/02/24/27.pdf (pages 2-3, 5)
- [Unverified] **The selling entity (developer) is not named anywhere public that I could reach.** The landowners may sell themselves (they would need to be VAT-registered to sell "TVA inclus"), may have brought the land into a company, or may have sold it to a developer. This is the single most important thing to get in writing from BLITZ: the seller's exact legal name and CUI, as it appears in the land book.
- [Unverified] Builder (constructor): not found.
- How to finish this check yourselves (free): once you have the CUI, check status and VAT at https://webservicesp.anaf.ro (or https://www.anaf.ro → "Informații contribuabili"), financials via the ANAF balance-sheet service (https://webservicesp.anaf.ro/bilant?an=2024&cui=CUI), lawsuits at https://portal.just.ro (search "Nume parte"), insolvency in BPI via https://portal.onrc.ro (paid) or court cases with object "insolvență" on portal.just.ro (free).
- If the seller turns out to be a natural person: Legea 196/2018 defines a "dezvoltator" as a legal entity (art. 2 lit. r), so some developer-specific duties may not formally apply; Civil Code seller duties (vicii ascunse, evicțiune) still apply. Insist on a notarised contract and on the seller's VAT status matching the "TVA inclus" price. — source: https://www.ista.com/fileadmin/twt_customer/countries/content/Romania/Documente_legislatie/Actualizat/Legea_nr._196_din_20_iulie_2018.pdf (consolidated text, art. 2 lit. r)

### 2.2 Status, lawsuits, insolvency
- Developer: cannot check until identified (see 2.1).
- [Verified] Owners' association: none found under any name I could search; no name known yet. Check on portal.just.ro once you know its name (search "Asociația de proprietari" + street).

### 2.3 BLITZ Romania (the agency)
- [Verified] Legal entity: **BLITZ NETWORK S.A.**, CUI 31138322 (RO, VAT payer since 22.02.2013), Trade Register J2013000210126, registered 25.01.2013, seat Piața 1 Mai nr. 4-5, Cluj-Napoca, CAEN 6831 (real estate agencies), not inactive, not in split-VAT. — sources: https://www.blitz.ro/termeni-si-conditii ; ANAF public API https://webservicesp.anaf.ro/api/PlatitorTvaRest/v9/tva (query CUI 31138322, date 2026-10-31)
- [Verified] Financials (ANAF balance sheets, lei): 2022 turnover 25.77m, net profit 1.51m, 42 staff, debts 6.14m; 2023 turnover 32.76m, profit 2.96m, 41 staff, debts 4.73m; 2024 turnover 32.20m, profit 4.60m, 30 staff, debts 3.56m; 2025 turnover 29.27m, profit 1.86m, 40 staff, debts 5.40m, equity 4.37m. Profitable every year; healthy for an agency. — source: https://webservicesp.anaf.ro/bilant?an=2025&cui=31138322 (and an=2022/2023/2024)
- [Verified] Lawsuits: portal.just.ro returns 160 cases naming "BLITZ NETWORK". In 114+ BLITZ is plaintiff, mostly small-claims ("cerere de valoare redusă") and "pretenții" across many courts. One 2022 judgment shows BLITZ won ~15,780 lei from a client for an unpaid invoice. So **BLITZ actively sues clients for unpaid commissions**. It is defendant in a few cases, including one in 2026 on "clauze abuzive Legea 193/2000" (a consumer challenging contract clauses, Judecătoria Târgu Mureș, 13060/320/2026). No insolvency case. — source: portal.just.ro SOAP service http://portalquery.just.ro/query.asmx (CautareDosare2, numeParte="BLITZ NETWORK"), browse at https://portal.just.ro
- [Verified] Active since 2010 as a brand, network of offices/franchises in 35+ cities; named "Agenția imobiliară a anului 2024" at the Imobiliare.ro awards. — source: https://www.wall-street.ro/articol/Real-Estate/264808/agentia-imobiliara-blitz-deschide-primul-birou-la-bucuresti.html ; https://permisdeantreprenor.ro/catalin-priscornita-fondator-blitz-imobiliare-biografie-povestea-brandului-si-rolul-sau-in-permis-de-antreprenor/
- [Unverified] Commission for this ad: the ad text says nothing about commission. blitz.ro FAQ only lists the question, no answer. Another BLITZ new-build ad (Pod IRA, 63 m², P130278) is titled "Exclusivitate, comision 0", which suggests BLITZ often sells developer stock with 0% buyer commission (the developer pays). Do not assume: ask for the commission in writing before any viewing form. — sources: https://www.blitz.ro/faq ; https://www.publi24.ro/anunturi/imobiliare/de-vanzare/apartamente/apartamente-2-camere/anunt/exclusivitate-comision-0-apartament-cu-2-camere-zona-pod-ira/4d7537177d927013e54ie811f4hd6h06.html
- [Verified] blitz.ro terms say the agency relies on the owner for property information ("Responsabilitatea pentru corectitudinea și integralitatea informațiilor referitoare la imobil" lies with the client), i.e. BLITZ disclaims the ad's accuracy. BLITZ also has a partner, Blitz Facilities SRL, for mortgage brokerage. — source: https://www.blitz.ro/termeni-si-conditii

### 2.4 Past projects / complaints
- [Unverified] Cannot check without the developer's name. Landowner-led PUD + agency marketing + no project brand or website is typical of a small, first-time or one-off developer. Treat track record as unknown.

### 2.5 Permit and reception
- [Verified] Certificat de urbanism nr. 1782 of 6.07.2022 (PUD stage); earlier CU 2168/05.06.2020. Avizul Arhitectului Șef nr. 153 of 21.07.2022. PUD draft HCL nr. 27, signed 22-23 Feb 2023, for the council meeting of March 2023. — source: https://files.primariaclujnapoca.ro/2023/02/24/27.pdf
- [Verified] **Building permit AC nr. 985/09.11.2023**: "Construire imobile cu funcțiuni mixte, 2S+P+2E+Er, amenajări exterioare și organizare de șantier", Traian Vuia nr. 21-23, CF 343229, investment 11,463,000 lei, project by PLAN TRADE SRL, requested 28.07.2023; 12 months to start works, execution period "60" (unit not printed, normally months). The public page does not name the beneficiary. The AC obliges the holder to present the energy performance certificate at reception and to get the fire-safety authorisation (autorizație de securitate la incendiu) after reception. — source: https://primariaclujnapoca.ro/autorizari-constructii/autorizatii-de-construire/autorizatie-de-construire-985-din-2023/
- [Verified] Timeline: PUD stage CU 1782/06.07.2022 (land "în coproprietate privată") → Arhitect Șef opinion 153/21.07.2022 → PUD draft HCL 27 (Feb/Mar 2023) → AC 985 (Nov 2023) → roof on by Apr 2025 → ads promise completion Aug 2025. ~21 months from permit to promised completion is plausible. — sources: links above
- [Unverified] Adopted HCL number for the PUD: not found (only the draft). An AC could not be issued without it, so it was very likely adopted in spring 2023.
- [Unverified] Later permit changes (modificare de temă, new AC) for nr. 21-23 between Mar 2024 and Oct 2026: not checked (permit list too slow to crawl). Ask the developer.
- [Verified] Height check: approved max parapet 12.10 m (floor 2) / 14.32 m (setback) vs 16 m allowed. Satellite and photos show P+2+setback, consistent with the approval. A proper check needs the AC drawings. — source: PUD plan U04
- [Likely] Built by 2025 (roof on by April 2025; finished courtyard in 2026 photos). Description promised completion Aug 2025 and unit CFs by end-2025. Other agencies say "CF disponibil" in May-Oct 2026. **Recepția la terminarea lucrărilor (PV) and the intabulare of unit P143066 are not public; get the PV and an extras CF for the specific unit.** — sources: see 1.2

### 2.6 nZEB, energy class, heating
- [Verified, law] Any new building whose reception is done under a permit issued from 31 Dec 2020 must be nZEB (Legea 372/2005 art. 17(1)); the permit file must include a "raport de conformare nZEB" (art. 17(4)). So "nZEB" is a legal minimum, not a premium. nZEB = very high energy performance, with at least 30% of primary energy from renewables (art. 3 pct. 15, as amended by Legea 238/2024: min 10% on-site + min 20% via guarantees of origin). — source: consolidated text in force from 25 July 2024 https://calarasi.ro/wp-content/uploads/2024/11/Legea-372_2005-Performanta-energetica-cladiri.actual-08.24-1.pdf (official: https://legislatie.just.ro, search "Legea 372/2005")
- [Verified, law] The energy certificate must be shown to the buyer before signing (art. 22(1)); the original is handed over at sale (art. 22(2)); a sale without it is voidable ("nulitate relativă", art. 22(4)). The certificate must be attached to the reception PV, which is void without it (art. 23(1)-(2)). Ads must state the certificate indicators (art. 24) — **the BLITZ ad gives none**. — source: same
- [Unverified] Energy class, primary energy, CO2, renewable share: no certificate figures found. Ask for the certificat de performanță energetică (with MDLPA unique code) and the nZEB compliance report.
- [Likely, conflicting] Heating: BLITZ says "centrală de bloc" + underfloor heating. Another agency selling the same layout says "pompe de căldură + panouri fotovoltaice", "2 centrale termice", individual metering per flat, underfloor heating AND cooling, gas in the flat. The 2021 PUD memo said "agentul termic va fi asigurat centralizat de centrale termice" and gas from Traian Vuia. So likely central plant(s) (gas and/or heat pump) + some PV. Ask: what fuel, how many kW, PV size, who owns/maintains the plant. — sources: https://www.olx.ro/api/v1/offers/285107756/ ; https://www.olx.ro/api/v1/offers/310268766/ ; https://files.primariaclujnapoca.ro/2021/05/07/partea-scrisa-4.pdf
- [Likely] Cluj-Napoca's council banned individual apartment boilers in new blocks with more than 6 units, hence the shared plant (news headline seen in search; HCL not read). — source: https://economedia.ro/?p=40809

### 2.7 Developer mortgage
- [Unverified] Not checkable without the land-book extract. Developer bank loans are common; if a mortgage (ipotecă) sits on the land/building CF, it must be lifted for your unit at signing: the bank issues a release letter (acord de radiere/desfiinţare a ipotecii pentru unitatea X) against payment, the notary records the release with the sale. Never pay the developer directly if the unit is mortgaged; pay into the bank's account named in the release letter or via notary escrow. Read part C of the extras CF of the land and of the unit.

## 3. Legal checklist before signing

Plain-language checklist. Do the steps in this order. Laws: Cod civil (Legea 287/2009), Legea 7/1996 (cadastru), Legea 50/1991 (permits), Legea 10/1995 (construction quality), Legea 372/2005 (energy), Legea 196/2018 (owners' associations), Legea 114/1996 (housing). Official texts: https://legislatie.just.ro (JS-heavy; mirrors cited where used).

### 3.1 Extras de carte funciară (apartment AND parking)
- What it is: the land-book extract. Ask for the **extras CF pentru informare** of (a) the unit, (b) the parking space, (c) the land/building "CF colectivă" (the mother CF).
- How to get it: online at https://epay.ancpi.ro (needs a free account and card payment) or at the OCPI Cluj counter; you only need the CF/cadastral number and the locality. [Likely] Cost about 20 lei online / 25 lei at the counter for non-owners; free for owners since Ordinul ANCPI 441/2025. — source: https://alba24.ro/extrasul-de-carte-funciara-este-gratuit-pentru-proprietari-ancpi-atenti-la-intermediarii-care-cer-bani-pentru-acest-document-1098960.html ; https://www.avocatnet.ro/articol_54472/Ce-documente-legate-de-cadastru-pot-fi-ob%C8%9Binute-online.html
- The notary will also request an **extras pentru autentificare** on the signing day; it blocks the CF for a short period so no one else can register a right while the sale is recorded. [Likely, general practice]
- What to read:
  - **Part A** (the property): address, unit number, floor, **suprafață utilă** and cotă-parte of common parts and land. Must match the contract and the floor plan.
  - **Part B** (owner): must be the seller you are contracting with (company name + CUI). Any "notare" of an antecontract with someone else = stop.
  - **Part C** (charges): ipotecă (bank mortgage), sechestru (seizure), urmărire silită (enforcement), notări de litigii (lawsuits), interdicție de înstrăinare/grevare (ban on sale/charge). Any of these must be lifted at or before signing, with a written bank release for a mortgage.
- If no individual unit CF exists yet: the flat legally exists only as part of the building CF. You would sign only an antecontract; a bank will usually not lend a normal mortgage on it (needs the unit CF and reception). Your money is then at the developer's risk. Ask why, and by when the "dezmembrare/apartamentare" will be registered.

### 3.2 Parking: separate unit vs share vs right of use
- Best: the space is a **separate unit with its own CF number** (or a separate cotă-parte of the garage registered in CF with the space number). You can then mortgage it, sell it, and prove it is yours.
- Weaker: an undivided share of the garage with a "convenție de folosință" naming your space. OK if registered in CF, but disputes are possible.
- Worst: only a **drept de folosință** written in the contract, not in CF. It may not survive a sale or a developer insolvency; banks will not value it.
- Ask for the extras CF of the parking space and its number on the garage plan. 79 spaces for 64 flats + shops + offices means little spare capacity (section 1.3). Make the parking and the flat one notarial deed, or at least sign both at the same time.

### 3.3 Surfaces
- [Likely, law] Legea 114/1996 Anexa 1: suprafața utilă is the sum of the floor areas of the rooms and dependent spaces (hall, bath, storage); balconies and loggias are **not** included; suprafața construită adds walls, balconies/loggias and a share of common parts. — source: https://legeaz.net/legea-114-1996-locuintei/anexa-nr-1 (mirror)
- This unit: rooms add up to 69.87 m²; balcony 2.99 m² (counted at least in part in the ad's 71 m²; another agency's plan says 71.42 m² "utilă" total). Compare the CF part A figure, the releveu (as-built plan) and the contract. **Price should be per m² utilă without balcony, or the balcony priced separately.**
- Confirm on paper: 3 rooms (living + 2 bedrooms), 2 bathrooms (4.56 and 2.43 m²), hall, balcony. Ask for the releveu signed by an authorised surveyor (PFA/ANCPI authorised).

### 3.4 Reception, cartea tehnică, energy certificate, warranties
- **PV de recepție la terminarea lucrărilor**: signed by the investor's committee; must have the energy certificate attached or it is void (Legea 372/2005 art. 23(2)). Check: date, any "obiecțiuni/ remedieri" list, whether the reception is "cu obiecții". Then ask whether the **recepția finală** (after the guarantee period, usually 1-3 years) is planned. — source: Legea 372/2005 consolidated (link in 2.6)
- [Likely, law] Legea 50/1991 art. 37(5): buildings without a reception at completion "nu se consideră finalizate și nu pot fi intabulate în cartea funciară". So: no PV de recepție = no unit CF = no normal mortgage. If the title's "CF" is true, a reception must exist; ask for it. — source (quoted on a forum, check official text at legislatie.just.ro): https://www.avocatnet.ro/forum/discutie_243452/Procesul-verbal-de-receptie---act-de-proprietate.html
- **Cartea tehnică a construcției**: put together by the investor; the design and execution parts are handed to the owner at reception at completion; reception/maintenance parts at final reception; kept by the association's administrator; passed on at each sale (Legea 10/1995 art. 17(2)-(3)). Ask the association/administrator if they hold it. — source: https://oar.archi/wp-content/uploads/2024/06/Legea-10_1995-privind-calitatea-in-constructii.pdf
- **Certificat de performanță energetică** with MDLPA unique code (certificates without the code are void, art. 21(8)); copy before signing, original at signing (art. 22). Check energy class, specific primary energy, renewable share ≥30%.
- **Warranties for defects (what the law gives you)**:
  - From the seller (Cod civil art. 1707-1710): hidden defects. You must notify the seller within a reasonable time after you discover a defect (art. 1709). The guarantee window for a building is **3 years from handover/reception**, unless found earlier (art. 2531(1)(b), (4)). — sources: https://www.codulcivil.ro/art-1709-denuntarea-viciilor/ ; https://www.codulcivil.ro/art-2531-dreptul-la-actiunea-in-raspundere-pentru-vicii-ascunse/
  - From the designer, builder, site manager, verifiers etc. (Legea 10/1995 **art. 30** in the republished text, often cited as art. 29): hidden defects that appear within **10 years from reception**, and for structural defects for the whole life of the building. — source: https://oar.archi/wp-content/uploads/2024/06/Legea-10_1995-privind-calitatea-in-constructii.pdf
  - Add a contractual warranty in the deed (e.g. 2-3 years for finishes/installations with a repair deadline), and get the names of the builder and site manager (diriginte de șantier) in the contract so you can claim against them later.
- **Handover protocol (proces-verbal de predare-primire)**: list meter readings, keys, every visible defect with photos, the semi-finished spec delivered, and a deadline for fixing items. Do not sign "fără obiecțiuni" if anything is open.

### 3.5 Contract with the developer
- Antecontract (promisiune bilaterală de vânzare): get it **authenticated by a notary** and **noted in the CF** (Cod civil art. 902(2) pct. 12 lists "antecontractul" among acts subject to notation). Notation makes it enforceable against later buyers and banks. — source: https://www.codulcivil.ro/art-902-actele-sau-faptele-supuse-notarii/
- A promise must contain all essential clauses of the future sale (art. 1279(1)). If the seller refuses to sign the final deed, you can ask the court for a judgment that replaces the contract, but you must file **within 6 months** of the date the contract should have been signed (art. 1669(1)-(2)). — sources: https://www.codulcivil.ro/art-1279-promisiunea-de-a-contracta/ ; https://www.codulcivil.ro/art-1669-promisiunea-de-vanzare-si-promisiunea-de-cumparare/
- Must include: exact unit (CF/cadastral number, floor, unit number, stairwell, orientation), parking space number and CF, surfaces (utilă without balcony, balcony separately), **written spec of the semi-finished state** (annex: screed type, glet layers, windows type/U-value, door, underfloor heating loops, heat meter, installations to which points, what is NOT included), handover date, **delay penalty per day** (e.g. 0.05-0.1% of paid sums) and a right to cancel with refund + penalty after X months, payment schedule tied to milestones (CF + reception, not calendar), warranty, who pays notary/registration, the price **with the VAT amount stated**.
- Money paid before the final deed:
  - "Arvună confirmatorie" (art. 1544): if the seller backs out without reason, you can cancel and claim **double**; if you back out, you lose it.
  - "Arvună penalizatoare/dezicere" (art. 1545): only if the contract gives a right to withdraw; whoever withdraws loses it / pays double.
  - "Avans": just part payment; returned if the contract ends without fault (art. 1546 covers arvună; an advance is returned under general rules). — sources: https://www.codulcivil.ro/art-1544-arvuna-confirmatorie/ ; https://www.codulcivil.ro/art-1545-arvuna-penalizatoare/ ; https://www.codulcivil.ro/art-1546-restituirea-arvunei/
  - Risks of paying an advance: developer insolvency (you become an unsecured creditor unless the promise is noted in CF), bank mortgage on the building taking priority, double sale. Protections: notarised promise + CF notation, keep advance small (5-10%), pay only into the seller's bank account (never cash, never to the agent), get a bank guarantee or escrow (cont de consemnare at the notary) for larger sums, ask the developer's bank for a written "acord de radiere a ipotecii" for your unit before paying.
- VAT on the invoice: the seller (if VAT-registered) issues an invoice/advance invoice with the price split into base + VAT at the rate applicable at the **chargeable event** (delivery or advance payment date). Advances trigger VAT at payment. The notarial deed should state the price "din care TVA ...". Agent C covers which rate applies in 2026.

### 3.6 Agency (BLITZ)
- [Unverified] Whether BLITZ charges the buyer: not stated in the ad. BLITZ often uses "comision 0" for developer stock. Ask before viewing; read any "fișă de vizionare" or "contract de intermediere" before signing. Romanian practice: 1-3% + VAT from the buyer, due at the antecontract or final deed. BLITZ sues for unpaid commissions (section 2.3). If you are asked to sign, check: the % and base (with/without VAT, with/without parking), when it is due (only at final deed is best), what happens if you buy later directly from the developer (most contracts still charge), duration of exclusivity, and penalties. Legea 193/2000 on unfair terms protects consumers against abusive clauses. — sources: https://www.blitz.ro/faq ; portal.just.ro cases above
- [Verified] BLITZ's terms put responsibility for property information on the owner. So the agency will not answer for wrong m², rooms or dates in the ad. Get everything from the developer in the contract. — source: https://www.blitz.ro/termeni-si-conditii

### 3.7 Owners' association, administrator, heating bills
- [Verified, law] The developer, as seller, must tell buyers that an owners' association must be set up (Legea 196/2018 art. 14). The association is registered by a court; until then the developer usually runs the building with a hired administrator. — source: https://www.ista.com/fileadmin/twt_customer/countries/content/Romania/Documente_legislatie/Actualizat/Legea_nr._196_din_20_iulie_2018.pdf
- [Unverified] Whether the association exists, who the administrator is, monthly costs, repair fund: not public. Ask for the last 3 monthly "liste de plată", the association's CIF and court registration, the administrator contract, and the heating cost split method.
- Heating with a shared plant: ask whether each flat has an **individual heat meter (contor de energie termică)** on its underfloor-heating manifold (another agency says yes, "contorizare individuală"), or only heat cost allocators, or a split by m². With underfloor heating, individual meters are the normal solution. Check who owns and services the central plant and the PV/heat pumps, and how the PV production is credited (common electricity only, or shared).
- Also ask: elevator maintenance contract, cleaning, garage ventilation/pumps (2 basements below groundwater level at -4.20 m), insurance of the building, and any rules on the commercial units' uses and opening hours.

### 3.8 VAT
- Owned by agent C (rate). For this section: make sure the deed and invoice show base + VAT separately and that the seller's VAT registration is active on the signing day (check on ANAF with the CUI).

## Red flags

- **deal-breaker (until resolved)** — Seller/developer identity unknown. No company is named in the ad or in any PUD document; the PUD beneficiaries were private landowners. Do not pay anything until you have the seller's legal name + CUI and it matches part B of the unit's extras CF.
- **deal-breaker (until resolved)** — Reception and unit CF not proven. The ad still promises "finish Aug 2025, CFs end-2025" while the title says "CF". Without a PV de recepție there is no unit CF (Legea 50/1991 art. 37(5)) and no normal mortgage. Ask for the PV + extras CF of the unit and the parking space before any advance.
- **deal-breaker (if found)** — Any ipotecă, sechestru, litigation note or antecontract in favour of someone else in part C/B of the CF without a written bank release for this unit.
- **negotiate** — The "71 m²" includes part of the 2.99 m² balcony; the rooms total 69.87 m². Real price ≈ 2,351 €/m² interior. Ask for price per m² utilă without balcony.
- **negotiate** — Unsold stock: BLITZ has advertised units of this building since July 2024 (P129720) and this unit since 1 April 2025, 14 months after the promised completion; another agency lists the same layout at 165,000 € with parking at 12,000 €. Leverage for a lower price or parking included.
- **negotiate** — Parking is tight: 79 underground spaces for 64 flats + shops + offices. Buy the space in the same deed; insist it has its own CF number (or registered cotă-parte with space number).
- **negotiate** — Heating info conflicts (BLITZ "centrală de bloc" vs other agency "heat pumps + PV + 2 central plants, gas in flat"). Ask for the energy certificate, the nZEB report and the plant spec; billing must be by individual heat meter.
- **negotiate / minor** — Orientation unknown. Street-side flats face busy Traian Vuia (airport road) and the Someșeni cemetery; ground-floor shops on the street may include food/bar uses (allowed in zone RrM2). Prefer a courtyard-side flat or price it in.
- **minor** — The ad gives no energy-certificate indicators, though Legea 372/2005 art. 24 requires them in sale ads.
- **minor** — The ad text is copy-paste ("2 camere", old dates) and BLITZ's terms disclaim the ad's accuracy. Rely only on documents.
- **minor** — BLITZ sues clients for unpaid commission (dozens of small-claims cases). Read any viewing/intermediation form before signing; get "0% commission for buyer" in writing if that is the deal.
- **minor (for agent B)** — Two basement levels with groundwater measured at -4.20 m. Ask about waterproofing (tanking), sump pumps, and any water ingress since 2025.

## Dead ends

- OLX API by curl returned 403 (CloudFront). WebFetch on the same API URL worked. A retry with another user agent was blocked by my own safety rules, so I did not try further.
- Rental ad OLX 307586050 (lead 4, IDkOBbk) is HTTP 410 Gone (removed). Only a search snippet "Postat 04 august 2026" remains. Buyer: ask BLITZ/other agencies for current rentals in "Traian Vuia 21-23".
- storia.ro pages (mirrors of the BLITZ ads) return 403 to automated fetch. Buyer: open in a browser; Storia sometimes shows the street and building data.
- romimo.ro listing pages from the leads return 410 Gone.
- geoportal.ancpi.ro did not respond (timeout). Buyer: open https://geoportal.ancpi.ro in a browser, layer "Imobile", search nr. cadastral **343229**, UAT Cluj-Napoca, to see the parcel outline; the owner is not shown there — only the paid extras CF (epay.ancpi.ro, ~20 lei) shows it.
- listafirme.ro, termene.ro, risco.ro return 403. I used ANAF's free public APIs instead (status + balance sheets).
- Developer company: not found in any free source. Buyer: ask BLITZ for the seller's name/CUI; or buy the extras CF of nr. cad. 343229 (~20 lei) — part B names the owner.
- Building permit: FOUND (AC 985/2023) by crawling the Primăria list pages for Nov 2023-Mar 2024 and Apr-Jun 2023. Pages for Mar 2024-Oct 2026 were not crawled (each list page takes 20-80 s; the site search does not search addresses), so later amendments are unchecked. The public permit page omits the beneficiary. Buyer: ask the developer for the AC with its stamped drawings, or file a free Legea 544/2001 request to Primăria for the AC beneficiary and the reception date.
- Adopted HCL number for the PUD: not found (only the draft nr. 27 of 3 Mar 2023). Buyer: Primăria's "Hotărâri" page or the March 2023 session minutes.
- No Street View/Google Maps access from here. Buyer: check Google Street View on Traian Vuia ~nr. 21-23 (latest capture) and recent Google satellite.