Building a residential complex Brașov is a complex process, governed by technical, legislative and economic rigors. In Romania, this process is strictly regulated by a precise regulatory framework, which ensures user safety, quality of execution and harmonious integration into the urban context.
We present to you the fundamental stages of developing a large-scale real estate project.
1. Urban planning and certification
The foundation of any construction is represented by local urban planning regulations. In this stage, the compatibility of the architectural vision with the General Urban Plan (PUG) of the locality.
- Urban Planning Certificate (UC): Conformable Law No. 50/1991, this is the information document through which the local authorities establish the legal, economic and technical conditions of the land. It specifies which approvals are required (environment, public health, utilities) and whether a development plan is required. PUZ (Zonal Urban Plan) or PUD (Detailed Urban Plan) for modifying urban indicators (POT, CUT, height regime).
- Specialized studies: In parallel, it is carried out Geotechnical study (for determining the bearing capacity of the soil) and the topographic elevation targeted by OCPI.
2. Design and construction authorization
After obtaining all the approvals requested through the CU, the process enters the detailed design phase.
- Technical Documentation for Construction Authorization (DTAC): It is the extract from the technical project necessary to obtain Building Permit (AC). This must strictly comply with fire safety, sound insulation and energy efficiency standards.
- Technical Project (PTh) and Execution Details (DDE): These represent the manufacturer's "manual". Any subsequent changes to the PTh must be approved by the designer and, if necessary, re-authorized. According to Law No. 10/1995 on quality in construction, projects are mandatorily checked by certified specialists (project verifiers) on various fundamental requirements: resistance, fire safety, hygiene, thermal insulation.
3. Execution: Infrastructure and resistance structure
Once the Building Permit has been issued and the notification has been sent to State Construction Inspectorate (ISC), the execution works can begin.
- Infrastructure: It includes excavation works, the construction of foundations (direct or on piles, depending on the geotechnical study) and waterproofing below ground level. This stage is critical for preventing infiltration and ensuring stability.
- Superstructure: Erection of the building skeleton (columns, beams, floors). In Romania, seismic design is carried out according to the code P100-1/2013, one of the most rigorous in Europe. The quality of the concrete and steel-reinforced concrete is certified by test reports for each casting.
4. Closures, installations and energy efficiency
After the structure is completed, the building begins to be compartmentalized and equipped with the "circulatory system" necessary for operation.
- Masonry and carpentry: Materials with high thermal inertia (e.g. porothermic brick or high-density BCA) and high-performance joinery systems are used. Current standards (nZEB – Nearly Zero Energy Building) require the use of high-quality windows with 2 or 3 sheets of glass, premium joinery, thermally insulated glazing, etc.
- Facilities: Implementation of electrical, thermal (underfloor heating or radiators) and sanitary routes. The use of individual control modules and consumption management systems contributes to the optimization of operating costs according to Law No. 372/2005 on the energy performance of buildings.
5. Exterior finishes and arrangements
This stage defines the living experience and aesthetic sustainability of the project.
- Interior finishes: Applying plaster, installing ceramic tiles and parquet. These have a decorative role, but also provide sound and thermal protection.
- Facade and insulation: Application of the thermal insulation system (mineral wool or fireproof expanded polystyrene) and exterior finishes.
- Landscaping: Construction of access roads, parking lots and green spaces.
6. Reception of works and legal completion
The last stage is the transition from construction site to habitable building.
- Reception upon completion of work: It is carried out in the presence of a commission that must include a representative of the local administration and representatives of the ISC or ISU. A Minute is drawn up that certifies that the building complies with the Building Permit and quality standards.
- Commissioning and Tabulation: The energy performance certificate is produced. Subsequently, the acceptance of the reception is carried out, obtaining building attestation certificate and registration in the Land Registry (intabulation), an essential step for the transfer of property rights.
- Administration: Conformable Law No. 196/2018, after handover-receipt of apartments The Owners' Association is established, which will manage the common spaces and ensure good coexistence through Internal Order Regulations.
- Final Reception and Technical Book: The Technical Book is finalized and handed over to the beneficiary (in the case of blocks of flats to the Owners Association) at the end of the warranty period.
Frequently Asked Questions (FAQs)
What legal guarantees does the builder offer for a new apartment?
According to Law No. 10/1995, the building's resistance structure benefits from a guarantee for the entire duration of the property's existence.
For finishing and installation works, the minimum period of guarantee it is 3 years, but this can be extended by the contract concluded with the developer.
For the products that are part of the finishes (ceramic tiles, parquet, washable) and installations (batteries, other elements) the manufacturer/supplier warranty is provided.
How can a buyer verify the legality of the construction of a block of flats?
Verification is carried out by consulting Building Permit and the decisive phase reports endorsed by the State Construction Inspectorate (ISC). These documents confirm that each stage of the structure was executed in full compliance with the approved project.
What does the nZEB standard represent in modern residential construction?
standard nZEB (nearly Zero Energy Building) defines buildings with a very high energy performance, where energy consumption is close to zero. This efficiency is achieved through superior thermal insulation and the use of renewable energy sources, ensuring low operating costs.
What is the average time to obtain documentation for a residential complex?
The complete authorization process, which includes obtaining Certificate of Urban Planning (CU), of opinions, of PUZ/PUDof and of Building Permit (AC), lasts on average between 12 and 24 months. This interval ensures that all necessary administrative and technical checks are completed.
Who ensures the quality control of materials on an authorized construction site?
Quality monitoring returns To the Construction Site Manager (representative of the beneficiary) and Technical Execution Officer (RTE), both specialists being certified. They validate the declarations of conformity and quality certificates for each batch of materials used in construction.
What is the Technical Construction Book and what is it used for?
Law 10/1995 imposes the obligation to draw up the technical book, and Government Decision 343/2017 provides for the method of drawing it up. The Technical Book represents the "identity" of the building, comprising complete documentation from design to reception. It is essential for the owner, providing detailed plans of the installations and the history of technical interventions.
Are partitioning changes allowed during block execution?
Reconfiguration of the interior space is possible only with the designer's consent, and provided that the structural integrity and appearance of the facade are maintained. According to Law No. 50/1991, MODs that comply with urban indicators can be implemented through construction site provisions or updating the authorization.
How is soundproofing guaranteed between neighboring apartments?
Noise protection is ensured by observing of the C125-2013 standard, which imposes precise limits for impact and airborne noise. Technical solutions include the use of high-density masonry (minimum 25-30 cm) and soundproofing membranes integrated into the floor.
How is the seismic resistance of a new building monitored?
Seismic safety is guaranteed by complying with the design code P100-1/2013. The process is rigorously monitored through key phase visits carried out by ISC inspectors and structural engineers, who validate the quality of the reinforcement and concrete pouring at each level.
Where are the construction completion deadlines specified?
The deadlines are stipulated in the Execution Schedule, part of the technical project. In the relationship with the promising buyer, the developer communicates the main deadlines such as the reception of the resistance structure, the reception at the red light, the reception of the installations, culminating in the reception upon completion of the works.
The contractual relationship between the developer and the buyer is established by Sale-Purchase Promise (pre-contract).
Is it necessary to receive the apartment before signing the final contract?
Carrying out the reception upon completion of the works is a fundamental stage, giving the buyer the opportunity to check the quality of the finishes. After accepting the reception and obtaining Building Attestation Certificate, the sale-purchase contract can be signed in authentic form.
What role does the Homeowners Association play in managing property guarantees?
Based on Law No. 196/2018, The Homeowners Association manages the common areas and represents the interests of the tenants in relation to the developer. It monitors the proper functioning of the common areas and notifies the builder of any necessary interventions during the warranty period.
