Order No. 948/2026 of Romania's Ministry of Economy, Digitalisation, Entrepreneurship and Tourism (MEDAT), published in Official Gazette No. 559 on 8 July 2026, changed the classification rules for short-term rentals (regim hotelier) precisely where apartment owners are affected: how many rooms an individual may classify, which consents are needed from the owners' association and the neighbours, and which deadlines apply to the file. We read the text of the Order and turned its provisions into concrete steps.
The key provisions for apartment owners
The Order amends the methodological rules for issuing classification certificates. The table below summarises the provisions of the amended rules that matter to an individual owner:
| Provision | Where it appears | What you need to do |
|---|---|---|
| Maximum 7 rooms / 14 places for individuals | Art. 4(1^2) | Count the rooms and places across all the homes you want to classify. |
| ID documents of all owners and co-owners' consent | Art. 4(1^1)(c) | Collect the documents and the co-owners' written consent before you apply. |
| Association approval and consent of directly affected neighbours | Art. 4(1^1)(d) | Request them in writing and record the numbers of the neighbouring apartments. |
| Archiving of incomplete files | Art. 6(3) | Respond to notifications in less than 3 months. |
| Fixing minor deficiencies | Art. 8(4) | Keep invoices, the inventory and contracts ready to prove the fix within 15 working days. |
The 7-room, 14-place cap: how to count
Individuals may apply for classification of at most 7 rooms and 14 places, for apartments or rooms for rent in privately owned family homes, regardless of the number of homes they are in. It makes no difference whether you own one large apartment or several units in different neighbourhoods: the cap applies in total.
An example: three apartments, each with two rooms for rent, add up to 6 rooms. A fourth apartment with two rooms would take you to 8, above the cap. From that point you need a business structure (a PFA sole trader, an individual or family enterprise, or a company). The tax treatment changes too: according to Romania's tax authority, ANAF, from the tax year in which the number of rooms exceeds 7, the income is taxed as income from independent activities (Article 68^3 of the Fiscal Code). For the regime of up to 7 rooms, see our 2026 tax guide.
Watch the places, not just the rooms. The cap has two parts. Airbnb describes it as 7 rooms and 14 beds in total across all properties. The capacity in your listing must match the certificate: Government Decision No. 1267/2010 also penalises operating with a room structure different from the one in the certificate, with a fine of 40,000–50,000 lei.
Association approval and neighbour consent: what the Order actually requires
The requirement is not entirely new, but Order 948/2026 rewords and strengthens it. For an individual, the file includes, where applicable:
- the written approval of the executive committee of the owners' or tenants' association;
- the written consent of the directly affected owners, meaning the neighbours you share walls with, horizontally and vertically;
- a sworn statement that you have submitted the consents of all owners you share walls with, listing their apartment numbers;
- if no legally constituted association exists, a sworn statement to that effect.
Both statements refer to Article 326 of the Criminal Code, which penalises false statements. The list of neighbouring apartments must therefore be complete and accurate.
How to obtain consents without conflict
- Talk before you send a written request. Explain who your guests are, how many people can stay and how you manage noise and building access.
- Offer an emergency contact. A phone number you actually answer and the house rules you share with guests ease neighbours' concerns.
- Use a simple form. The address, the neighbour's apartment number, the owner's name, the date and a signature are enough for clarity.
- File everything properly. Keep the originals and a scanned copy of each, ready to upload to the platform.
Deadlines: 3 months to complete, 15 working days to fix
If your file is incomplete, you receive a notification. Documentation not completed within 3 months of the notification is archived, and the procedure starts over.
At the on-site inspection, minor deficiencies do not automatically lead to rejection: you have at most 15 working days to fix them. Proof is provided through documents such as invoices, the inventory, an extract from REGES, the electronic employee register (if you have staff), or service contracts.
Deregistration, if you stop short-term renting
The Order also regulates deregistration. To deregister your unit, you sign a sworn statement that no bookings remain or that they have been transferred with the guests' consent. Plan deregistration after your last confirmed bookings so you are not forced to cancel stays.
What is new for other property types
The Order introduces a "tourist resort" category, including through the conversion of existing establishments, and adds 4-star bungalows. These changes mainly concern investors in mountain or coastal areas who are looking at projects larger than a single apartment.
A 6-step action plan
- Check the building's seismic rating. Space in seismic risk class I buildings cannot be rented out; details in our seismic risk guide.
- Count the rooms and places across all the homes you want to classify.
- Collect the documents of all owners and the co-owners' written consent.
- Obtain the association's approval and the neighbours' consents, with the apartment numbers recorded correctly.
- Submit the file online on the SITUR platform or at the ministry's headquarters. The steps are described in our guide to SITUR and classification.
- Prepare for the inspection and fix any minor deficiency within 15 working days.
Common mistakes
- Classifying one unit and renting out a second one "until the certificate arrives". Operating without classification carries a fine of 40,000–50,000 lei; see our guide to fines and risks.
- Forgetting the co-owners. Without their documents and consent, the file remains incomplete.
- Leaving out the neighbour above or below. The Order explicitly refers to neighbours horizontally and vertically.
- Growing your portfolio without counting rooms. If you are approaching the cap, read our guide to scaling from 1 to 10 properties.
Frequently asked questions
Does the 7-room cap apply per apartment or per owner?
Per owner. An individual may apply for classification of at most 7 rooms and 14 places in total, regardless of the number of homes.
Do I need the consent of every neighbour in the building?
The Order requires, where applicable, the association's approval and the consent of directly affected neighbours, meaning those you share walls with, horizontally and vertically, not every resident.
What if the building has no owners' association?
You sign a sworn statement that no legally constituted association exists. That statement also refers to Article 326 of the Criminal Code.
What happens if the inspection finds deficiencies?
For minor deficiencies, you have at most 15 working days to fix them and prove it with documents such as invoices, the inventory or service contracts.
Sources
- MEDAT Order No. 948/2026 – Romanian Legislative Portal (in Romanian)
- Order No. 948/2026 – text published in the Official Gazette (Infodosar)
- Airbnb – Responsible hosting in Romania
- ANAF – Tax treatment of income from renting 1–7 rooms, 2026 (PDF, in Romanian)
- Government Decision No. 1267/2010 – Romanian Legislative Portal (in Romanian)