How to Find a Home in Romania: Agencies vs. Direct Owners

Finding a comfortable, well-maintained home in Romania can feel daunting, especially if you’re new to the country or returning after years abroad. Whether you’re looking for a modern studio in Bucharest, a quiet flat in Brașov, or a villa near the mountains, knowing how the local rental market works makes all the difference.

Agencies vs. Direct Owners

When searching for a property, you’ll quickly notice two main options — renting directly from owners or working through a professional real estate agency.

• Direct owners may offer lower (or more often higher) prices and flexibility, but listings are often inconsistent, incomplete, communication can be unpredictable, and contracts may lack the legal protection tenants expect. Owners working without an agent may not have market experience, and hence expectations are higher than market competition dictates. Just search OLX for a second-hand hand latest model iPhone or Samsung, for example, to see this in practice. You can often get a brand new phone for the same price or less, or with other perks. This is a deeper topic that studies show owner-perception of value doesn't always match the reality of a competitive market, but of course, not in all cases. If you know the market well, this is less of a risk to you.
• Professional agencies, like us at White Mountain Property, provide curated listings, verified documentation, bilingual support, and peace of mind and assured competitive pricing. Just search google maps for well-rated agencies, of which there are a growing number in Romania. Our team ensures the property meets market standards and that the paperwork aligns with Romanian legal requirements — especially important for foreigners unfamiliar with the system.

If you value transparency, English-speaking assistance, and legal safety, good agencies are almost always the better choice.

Understanding Rental Contracts in Romania

A standard Romanian rental contract (contract de închiriere) outlines the rental period, monthly rent, deposit, maintenance obligations, and conditions for termination.
Key points to check include:

• Deposit: Normally one month’s rent, but two months is common if you have pets or if the home is newly furnished. Tenants mistakenly believe the deposit can be used as the last month's rent, but since utility bills usually come after the exit date, this exposes the owner to risk.
• Duration: Contracts typically run for 12 months or longer, renewable. Some have price increases included annually to keep up with future inflation.
• Maintenance: Clarify who pays for minor repairs or appliance servicing. In general, anything inside the apartment should function normally and be maintained by the owner, except in the case of abuse or misuse.
• Early exit clauses: Ensure you understand the notice period (usually 30–60 days).

If you work with an agency such as White Mountain Property, your contract will, on request, be bilingual (Romanian–English) and compliant with current legislation — something private landlords rarely offer.

Deposits, Utilities, and Monthly Bills Explained

Besides rent, you’ll pay monthly utilities (cheltuieli), which can include:

• Electricity, gas, and water
• Building maintenance (stairs, lift, cleaning)
• Internet and cable
• Waste collection

Most owners ask the tenant to put utilities in their name. Be prepared to provide copies of your passport and contract when registering with providers.

Deposits are refunded at the end of the lease after bills are cleared and the property returned in the condition received, except for fair wear and tear and minus any deductions for damage

Furnished vs. Unfurnished Rentals

In Romania, furnished residential property dominates the market, particularly in urban areas. You’ll find everything from fully equipped studios to designer penthouses ready for immediate move-in.

Unfurnished residential properties are rare, except for large villas or houses targeting expats who prefer to use their own furniture. White Mountain Property, in addition to mid market property, also cater for such upscale homes, often in areas like Pipera, Herastrau, Kiseleff, Primăverii, or Brasov and Poiana Brașov, ideal for long-term foreign residents or embassy staff.

How to Register Your Rental Contract with ANAF

To be legally valid* and tax-deductible, every rental contract must be registered with ANAF (the Romanian tax authority). Normally, the owner handles this, but tenants should confirm it’s been done — especially if they plan to apply for residence permits or local tax benefits.

White Mountain Property assists both parties through this process, ensuring all contracts are compliant, registered, and secure.

*Contracts can still be legally enforced even if an owner does not meet their tax obligations by not registering the contract, in most circumstances. Eg an owner wishes to unfairly terminate, or withhold the deposit. In such cases, your legal rights are usually not diminished.

Final Thoughts

Romania’s rental market offers great value and variety, but also a few hidden pitfalls for newcomers. Working with a trusted partner like White Mountain Property means you’ll enjoy expert guidance, transparent communication, and access to some of the best properties in Bucharest, Brașov, and beyond.

Whether you’re here for a new career, a lifestyle change, or to rediscover your roots — your home search should be smooth, fair, and enjoyable.

Explore verified listings and expat-friendly advice at www.whitemountain.ro.