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Building permits for renovations: A complete guide

except-admin • 11.05.2026 • 4 min read
Building permits for renovations: A complete guide

Do you want to reconfigure your space, redo the utilities, or knock down a wall? Before you start, there’s a step many homeowners overlook, one that can stall or significantly increase the cost of your entire project.

What is a complex renovation?

Not every renovation is straightforward. A complex renovation involves interventions that go beyond painting or replacing flooring, such as reconfiguring rooms, modifying electrical or plumbing systems, demolishing or building walls, enclosing a balcony, or extending a bathroom. These are works that affect the structure or functioning of the property and fall under Romanian law.

When do you need a permit for renovation or refurbishment?

Under Law no. 50/1991 on the authorisation of construction works, any work that modifies the spatial configuration, load-bearing structure or shared utilities requires a building permit. This means that demolishing a wall, opening up a kitchen into a living room, or rerouting utility lines cannot be done legally without this document.

In 2025, the process was simplified by Emergency Ordinance no. 31/2025, which sets strict deadlines: 30 days for urban planning approvals and 15 days for building permits. An important new provision is tacit approval, if an institution does not respond within the legal deadline, the permit is considered automatically granted.

Works that do NOT require a permit

  • Painting and decorating interior walls
  • Replacing flooring or other floor finishes
  • Replacing interior doors without modifying the opening
  • Installing tiles without structural intervention

What works require technical design documentation?

A technical project is not optional when intervening on the structure or utilities. It defines exactly what will be executed, in what order and to what specifications and it is the document that protects both the owner and the quality of execution.

For works affecting the structure of the apartment, you need a technical project signed by a licensed architect and structural engineer. The cost of this documentation typically ranges between 4,000 and 8,000 RON, depending on the complexity of the intervention.

Examples of works requiring a technical project:

  • Reconfiguration – demolishing or building walls
  • Modifications to the load-bearing structure
  • Extending or reconfiguring the bathroom or kitchen
  • Interventions on shared utility systems

Modifying utilities is one of the most common interventions and one of the most regulated. Replacing an electrical panel, relocating a water connection, or reworking shared columns requires approvals from utility providers and, in most cases, a building permit.

Documents and approvals required before works begin

To obtain a building permit, you must submit a complete application to the local authority (urban planning department), including:

  • Application for the issuance of a building permit
  • Proof of title (updated land registry extract)
  • Urban planning certificate
  • Technical project signed by a licensed architect and/or engineer
  • Approvals from utility providers (if utilities are being modified)
  • Consent of the homeowners’ association and, where applicable, affected neighbours

Common mistakes in complex renovations

  • Starting works without a permit, assuming no one will find out
  • Skipping the technical project to reduce upfront costs
  • Modifying shared utilities without approval from providers
  • Failing to notify the homeowners’ association before works begin
  • Failing to notify the State Inspectorate in Construction (ISC) on the start date

The risks of working without permits or technical documentation

The legal costs are modest compared to the risks. The building permit fee for residential works is 0.5% of the declared value of the works. For a renovation valued at 50,000 RON, this amounts to 250 RON, plus the ISC levy of 0.1-0.5%.

If inspectors identify unauthorised works, fines can reach 100,000 RON. Furthermore, continuing works after a stop order escalates the matter from a misdemeanour to a criminal offence.

Additional consequences:

  • Obligation to demolish or redo non-compliant works at your own expense
  • Inability to obtain final sign-off and, consequently, the correct market value for the property
  • Structural risks for the entire building, which may give rise to civil liability

How to work effectively with architects, engineers and contractors

The most effective approach is an integrated model, where design, permitting and construction are managed by the same team. This eliminates gaps between phases, reduces the risk of errors, and ensures that the technical documentation is correct from the outset.

Recommended steps

  • Consult a licensed architect or engineer before making any decisions
  • Obtain the urban planning certificate, this is the first mandatory document
  • Complete the technical project before engaging contractors
  • Submit the permit application and wait for the document to be issued
  • Notify the ISC on the start date of works
  • Ensure that the final inspection is carried out in accordance with the law

At Except Custom Solutions, we manage the entire process, from technical design and permits through to construction and final sign-off. One point of contact, one responsibility.

Contact us before you begin.

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How to integrate smart home without cluttering the space

except-admin • 24.04.2026 • 3 min read
How to integrate smart home without cluttering the space

There’s a common misconception about smart home, that it means large screens on walls, buttons everywhere, and cables hidden carefully but never successfully. In reality, a well-designed smart home is felt, not seen. The technology works in the background, the space stays clean, and comfort increases.

The secret isn’t in the gadgets, it’s in the timing of the decision. A smart home must be thought through during the design phase, not added after the finishes are in.

What a smart home is and how it works

A smart home is a space where the lighting, climate control, security and entertainment systems are connected and can be controlled centrally via phone, voice or programmed automations. Smart home technology is defined as any internet-connected device that can be automated to adapt to the habits and lifestyle of the user.

The difference from ten years ago is that smart devices are now designed with clean lines and neutral colours, fitting naturally into contemporary interiors. They no longer look like technology, they look like design.

Why design is a challenge in smart home

The main problem isn’t technical, it’s one of coordination. One of the most common mistakes in residential projects is introducing technology too late in the design process. When the smart home comes after the screed has been poured and the walls are finished, the only option is exposed cables, added sockets and devices that float visually in the space without integrating.

The solution is the same as in any properly planned renovation project. All decisions, including those related to technology, are made before the first intervention on site.

Smart home light control

Principles for discreet technology integration

  1. Invisible technology as a design goal. Use architectural speakers, recessed lighting controls and hidden displays to maintain a clean aesthetic. Technology should disappear into the design whenever possible.
  2. Plan smart lighting and electric blinds from the start. Lighting control systems and smart blinds are fundamental to both ambience and functionality. Plan them alongside the lighting design, not after.
  3. Allow space for technical equipment. Smart hubs, switches and cable racks need dedicated locations, integrated into furniture or technical niches, not stuffed into a storage cupboard where they can’t be easily accessed.

Discreet smart home solutions, room by room

  • Living. Layered lighting controlled by scene (film, conversation, relaxation), in-wall or ceiling-recessed speakers, smart blinds with automatic control based on natural light.
  • Bedroom AI systems that anticipate needs, such as pre-heating the bathroom in the morning or cooling the bedroom in the evening, with no visible buttons.
  • Kitchen and bathroom. Smart thermostats with minimalist design, smart mirrors, ventilation systems controlled automatically based on humidity.
  • Throughout the apartment. Încălzire în pardoseală cu control pe zone. Fără radiatoare și fără elemente vizuale care fragmentează spațiul.

Common mistakes when setting up a smart home

  • Adding technology after the finishes and end up with exposed cables and devices that don’t integrate visually.
  • Choosing too many incompatible systems, each with its own app, without a unified ecosystem.
  • Over-automatization. A smart system that requires a user manual doesn’t simplify life, it complicates it.
  • Overlooking the network infrastructure. Weak Wi-Fi or dead spots in the apartment cause all devices to perform poorly.

Technology in the home doesn’t need to be seen to work. When integrated correctly, during the project phase, with a team that thinks about design and execution simultaneously, it becomes part of the architecture of the space. You feel it in the comfort, in the energy savings and in the simplicity of everyday life.

See here Except Custom’s solutions full residential portfolio

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Old apartment renovation: What are the correct stages?

except-admin • 10.04.2026 • 3 min read
Old apartment renovation: What are the correct stages?

Renovating an old apartment doesn’t fail at execution, but earlier, in planning or in the absence of it. Blown budgets, missed deadlines and results that look nothing like what was agreed upon almost always share the same root cause: work began before the project was complete. The guide below walks you through the right stages, their exact order, and the mistakes that cost the most.

Where to start when renovating an old apartment

The first step, before choosing finishes, is a proper diagnosis of the apartment. What is the condition of the electrical and plumbing systems, the wall structure, the flatness of surfaces, and any potential water infiltration or dampness?

In an older building, surprises are almost guaranteed to appear after the first hole is knocked in a wall.

“Unpredictable elements almost always show up in concealed areas, installations that aren’t what they appear on paper, structures hiding flaws, existing finishes that need remedying before you can move on”, explains Ioan Dobre, founder of Except Custom Solutions. “These are technical risks we manage through a proper diagnostic phase at the start of every project.”

Planning: budget, design, and permits

Only after the diagnosis, which must be complete before the first intervention on site, comes the design phase . Not just a floor plan, but the electrical and plumbing schematics, the exact positions of light fixtures, the dimensions of custom furniture and the technical execution details.

“The biggest hidden cost doesn’t come from materials or structural surprises, but from decisions made too late or changed along the way. Every modification after work has begun costs several times more than if it had been resolved during the design phase”, says Ioan Dobre.

If you’re planning to reconfigure the layout and want to demolish walls, first check their structural role. You may need a building permit from the local authority. Consult an architect or structural engineer before making any decisions.

The correct order of renovation works

In renovating an old apartment, the sequence of work directly affects cost, time, and the quality of the final result. The right order is:

  1. Diagnosis and strip-out. Removal of old finishes and inspection of concealed areas.
  2. Reconfigurations where the project calls for spatial changes
  3. Electrical, plumbing and heating installations are carried out before any finishes.
  4. Rough finishes. Plastering, screeds, surface levelling with proper drying times observed.
  5. Joinery. Windows and doors, where applicable.
  6. Final finishes. Floor tiles, wall tiles, parquet, paint, light fixtures.
  7. Furniture and fittings. Installation of custom furniture, appliances, and sanitary ware.

How much does renovating an old apartment cost?

The cost varies depending on the initial condition of the property, the complexity of the work, and the desired finish level. “There’s no universal minimum budget, because everything depends on the standard you’re aiming for and the starting condition of the space. Realistically, a full renovation, one that includes work on the installations, not just the finishes, starts somewhere in the range of €800–1,500/m², depending on complexity”, notes Ioan Dobre.

Common mistakes in renovating an old apartment

The most frequent mistakes are starting work without a finalised project, overlooking the condition of the installations, choosing cheap materials for critical areas and failing to set aside a contingency budget. Equally costly are mid-execution changes of mind, as they almost always lead to delays and additional expenses.

A successful renovation starts with a clear project, proceeds in the right order, and finishes without compromises made along the way.