By Law 169/2026 on the Code of Spatial Planning, Urbanism, and Constructions, published in the Official Gazette no. 661 of August 10, 2026, which will enter into force 15 days after its publication in the Official Gazette, the normative framework in these fields is fundamentally reformed. The normative act, which repeals, among others, Law no. 350/2001 and Law no. 50/1991, aims to simplify, digitalize, and integrate planning and authorization procedures.
What does it provide?
The new Code introduces a unitary approach and brings major operational changes. The main lines of action target the digitalization of processes, the reorganization of the approval system, the clarification of the hierarchy of urban planning documentation, and the introduction of new financial obligations for developers. The declared objective is to reduce bureaucracy and increase transparency and predictability in the real estate and construction sector.
Digitalization and integrated approval. A central change is the mandatory digitalization of procedures. All urban planning documentation (PUG, PUZ, etc.) will have to be prepared in vector format (GIS) and managed through a new national platform, called the National Territorial Observatory. This will include a national urban planning Geoportal and a national single window for construction authorization. In parallel, the concept of “integrated approval” is introduced through specialized commissions at national and local levels, which will issue a single opinion. This measure eliminates the need to obtain multiple sectoral approvals separately. Furthermore, the principle of tacit approval is introduced: if an authority does not respond within the legal term, the approval is considered granted (with the exception of those in the field of national security).
Hierarchy and rules of urban planning documentation. The Code redefines the role and limits of urban planning documentation. The General Urban Plan (PUG) becomes the main regulatory instrument at the local level, establishing rules directly applicable down to the parcel level. The Zonal Urban Plan (PUZ) restricts its applicability: it can be initiated for complex areas defined by the PUG or to modify PUG regulations, but under strict conditions. For private initiatives, modifications of urban indicators (POT and CUT) through PUZ are limited to a maximum increase of 20% compared to the value established by the PUG, only once. Also, the PUG can prohibit the elaboration of PUZs in certain areas to protect their character.
New financial obligations for developers. For real estate development projects that involve the transition of land from extravilan to intravilan, functional reconversion, or the modification of urban indicators (POT, CUT) provided in the PUG, local authorities will be able to institute “local territory equipment fees.” These fees are intended to finance the public infrastructure necessary for new developments (roads, utility networks, schools, etc.). In addition, local authorities can directly negotiate urbanization contracts with developers for the private funding of these infrastructure works.
Transitional situations have been introduced so that the change in legislation does not affect acts and procedures already initiated. They allow ongoing projects to continue without interruption and provide authorities and citizens with the necessary time to adapt to the new rules:
- Urban planning or spatial planning plans and documentation already in progress at the time the new Code enters into force will continue to be analyzed and approved according to the rules that existed when the procedure was initiated.
- Urbanism certificates issued before the entry into force of the new Code remain valid.
- Government decisions adopted based on the laws repealed by the new Code do not immediately cease their effects. These will continue to apply until the Government adopts new government decisions regulating the same aspects based on the provisions of the new Code.
To whom does it apply?
The provisions of the Code have a generalized impact, practically targeting any entity involved in the development, ownership, or administration of real estate properties. Directly affected categories include:
- Real estate developers (residential, commercial, industrial, logistics).
- Construction sector companies (contractors, designers, consultants).
- Landowners (natural persons and legal entities) who intend to build, parcel, or modify the legal regime of the property.
- Utility network operators (energy, water, telecommunications) and transport infrastructure.
- Local public administration authorities (mayoralties, county councils) and central authorities with responsibilities in the field.
What should you do?
- Evaluate the impact of the new Code on all ongoing or planned real estate projects, especially regarding compliance with the new rules on urban planning documentation (PUG, PUZ, PUD) and the limits for modifying urban indicators.
- Update internal procedures for obtaining approvals and authorizations, preparing teams for the transition to the national digital platform and the integrated approval system.
- Budget additional costs for projects involving the transition of land from extravilan to intravilan or the increase of urban indicators, considering the introduction of local territory equipment fees.
- Ensure the transition to the elaboration of urban planning and spatial planning documentation in digital vector format (GIS), according to the new mandatory requirements.
Source: Official Gazette, Part I, no. 661 of August 10, 2026.
Note: This material is strictly for informational purposes and does not constitute legal, fiscal, or business advice. As the interpretation and application of legal provisions may vary significantly depending on the specific circumstances of each entity, we recommend seeking specialized legal assistance before adopting any operational decisions based on these changes.