Analiză-exemplu (scrisă în engleză)
Residential Lease Agreement
Apartment Lease
Meridian Property Holdings SRL — Landlord · You (the undersigned) — Tenant
Concluzia
This is a 12-month apartment lease in Bucharest for €950/month. In plain terms: you get the apartment for a year, but the contract is written heavily in the landlord's favor. The deposit is unusually large (3 months) and the landlord decides alone what to deduct from it. You're on the hook for ALL repairs — even a broken boiler that isn't your fault. The landlord can raise the rent without your consent, enter the apartment without notice, and end the lease with 30 days' notice — while YOU pay 3 months' rent as a penalty if you need to leave early. Several of these terms may not even be enforceable under Romanian tenant-protection rules, but as written, this lease needs negotiation before you sign.
Semnale de alarmă
You pay €5,700 to leave — they pay €0 to evict you
Critic· ÎncetareEarly exit costs you 3 months' rent plus your entire deposit (clause 7), while the landlord can terminate with 30 days' notice and zero compensation (clause 8). This is the most lopsided term in the contract.
Ce să ceri
A mutual break clause: 60 days' notice either way, max 1 month's rent as compensation, deposit returned if the apartment is in good condition.
Deposit deductions at the landlord's 'sole discretion'
Critic· Financiar€2,850 of your money, held for 90 days after move-out, with deductions decided unilaterally and no requirement for receipts. In practice, discretionary-deduction clauses are how deposits disappear.
Ce să ceri
1–2 month deposit, itemized deductions with receipts only for documented damage, return within 30 days, joint inspection with photos at move-in and move-out.
Forced arbitration with the landlord's own arbitrator
Critic· Soluționarea litigiilorYou'd waive your right to court and accept a referee picked by the other side. Likely an unfair (and unenforceable) term under EU consumer law — but its presence tells you how this landlord operates.
Ce să ceri
Delete the clause; ordinary courts apply.
Rent can be raised without your consent mid-contract
Ridicat· Modificări unilateraleA 'fixed' 12-month lease where the price isn't fixed: the landlord can impose any increase with 30 days' notice.
Ce să ceri
Fixed rent for the fixed term; any adjustment only at renewal and tied to the official inflation index.
You pay for ALL repairs, whatever the cause
Ridicat· FinanciarA boiler that dies of old age in January is your bill. Normally landlords cover wear-and-tear and pre-existing faults.
Ce să ceri
Landlord covers wear-and-tear, appliances and installations; you cover minor upkeep and damage you cause. Add a move-in inventory.
Landlord can enter your home without notice
Ridicat· ConfidențialitateUnannounced entry 'at any time' erodes the basic privacy you'd expect in your own home.
Ce să ceri
48 hours' written notice, reasonable hours, tenant present — emergencies excepted.
Termene-cheie
- Lease ends31 aug. 2027
The fixed term expires. If you plan to move, arrange the joint move-out inspection and photograph everything.
- Deposit return deadline29 nov. 2027
The landlord has 90 days after the tenancy ends to return your €2,850. If it hasn't arrived, demand it in writing with your inspection photos attached.
- Rent due — every month
Due by the 1st. From the 4th, fees start at €50 plus €10 per day with no cap — set a standing order.
Date la care trebuie să acționezi. Le adaugi în calendar dintr-un clic.
Date esențiale
- Monthly rent
- €950
- Term
- 12 months (1 Sep 2026 – 31 Aug 2027)
- Security deposit
- €2,850 (3 months)
- Late fee
- €50 + €10/day, uncapped
- Your early-exit penalty
- 3 months' rent + deposit
- Governing law
- Romania
Clauză cu clauză
1. Premises and Term
StandardCe spune contractul
“The Landlord leases to the Tenant the apartment located at Strada Florilor 24, Ap. 7, Bucharest ("Premises") for a fixed term of twelve (12) months, commencing on 1 September 2026 and ending on 31 August 2027.”
Ce înseamnă
You're renting this specific apartment for exactly one year, from September 2026 to the end of August 2027. Standard stuff — this clause is fine.
2. Rent and Late Fees
Ridicat· FinanciarCe spune contractul
“Rent received after the third (3rd) day of the month shall incur a late fee of EUR 50 plus EUR 10 for each additional day of delay, without any cap.”
Ce înseamnă
Rent is €950, due by the 1st. If you pay even 4 days late, you owe €50 extra, plus €10 for every further day — with no maximum. A payment that's one month late would cost you roughly €320 in fees on top of the rent.
Sfat de negociere
Ask for a cap on late fees (e.g. maximum €100 per month) and a longer grace period of 5 working days. Uncapped daily penalties are a classic red flag.
3. Security Deposit
Critic· FinanciarCe spune contractul
“The Tenant shall pay a security deposit equal to three (3) months' rent (EUR 2,850). The deposit shall be returned within ninety (90) days after the end of the tenancy, less any deductions the Landlord deems necessary... at the Landlord's sole discretion.”
Ce înseamnă
You hand over €2,850 up front. The landlord holds it for up to 3 months AFTER you move out, and can deduct whatever they alone decide is 'necessary'. There's no requirement for receipts, itemization, or your agreement.
Sfat de negociere
Push for: (1) a 1–2 month deposit, which is the market norm, (2) return within 30 days, (3) deductions only for documented damage with itemized receipts, and (4) a joint move-in/move-out inspection with photos.
4. Rent Review
Ridicat· Modificări unilateraleCe spune contractul
“The Landlord may increase the rent once per contractual year by providing thirty (30) days' written notice. The increase shall not require the Tenant's consent.”
Ce înseamnă
The landlord can raise your rent at any point with 30 days' notice, by any amount, and you have no say. In a fixed 12-month contract this defeats the point of fixing the term — your €950 rent could become €1,200 in month two.
Sfat de negociere
For a 12-month fixed term, rent should be fixed. If the landlord insists on an adjustment mechanism, tie it to the official inflation index and only at renewal.
5. Maintenance and Repairs
Ridicat· FinanciarCe spune contractul
“The Tenant is responsible for all repairs and maintenance of the Premises, including plumbing, electrical installations, and household appliances, regardless of cause, except for structural damage to the building itself.”
Ce înseamnă
If anything breaks — the boiler, the wiring, the fridge — you pay to fix it, even if it broke from old age or was already faulty. Normally the landlord covers wear-and-tear and pre-existing issues; here everything except the building's actual structure is on you.
Sfat de negociere
Standard split: tenant covers minor upkeep and damage they cause; landlord covers normal wear-and-tear, appliances, and installations. Ask for that wording and an inventory of appliance condition at move-in.
6. Inspections
Ridicat· ConfidențialitateCe spune contractul
“The Landlord may enter and inspect the Premises at any time without prior notice in order to verify compliance with this Agreement.”
Ce înseamnă
The landlord can walk into your home whenever they want, unannounced. This undermines your basic right to privacy in your own home and is unusual — notice periods of 24–48 hours are standard.
Sfat de negociere
Require at least 48 hours' written notice, visits at reasonable hours, and your presence — with an exception only for genuine emergencies (fire, flooding).
7. Early Termination by Tenant
Critic· ÎncetareCe spune contractul
“If the Tenant terminates this Agreement before the end of the fixed term for any reason, the Tenant shall pay a termination penalty equal to three (3) months' rent, in addition to forfeiting the security deposit.”
Ce înseamnă
Leaving early costs you brutally: 3 months' rent (€2,850) PLUS your €2,850 deposit — €5,700 total, even if you leave because of a job move or a family emergency. Combined penalties of ~6 months' rent are far above market norms.
Sfat de negociere
Ask for a standard break clause: the right to terminate with 60 days' notice, with at most 1 month's rent as compensation — and no deposit forfeiture if the apartment is returned in good condition.
8. Termination by Landlord
Critic· ÎncetareCe spune contractul
“The Landlord may terminate this Agreement with thirty (30) days' written notice if the Premises are needed for personal use, sale, or renovation, without any compensation to the Tenant.”
Ce înseamnă
While YOU pay €5,700 to leave early, the landlord can kick you out with just 30 days' notice for broad reasons like 'renovation' — and owes you nothing. This asymmetry is the clearest sign of a one-sided contract.
Sfat de negociere
Demand symmetry: if the landlord terminates early, they should give at least 60–90 days' notice and compensate you (e.g. 1 month's rent toward moving costs). Or remove their early-exit right for the fixed term entirely.
9. Subletting and Guests
Mediu· ConfidențialitateCe spune contractul
“Subletting is strictly prohibited. Guests staying more than five (5) consecutive nights require the Landlord's prior written approval.”
Ce înseamnă
You can't sublet — that's normal. But needing written permission for a guest (your partner, a visiting parent) staying more than 5 nights is intrusive for your own home.
Sfat de negociere
Accept the subletting ban, but ask to raise the guest threshold to 30 days or remove the approval requirement for ordinary guests.
10. Utilities and Future Charges
Mediu· FinanciarCe spune contractul
“All utilities, building administration fees, and any future taxes or charges related to the Premises introduced during the term shall be borne by the Tenant.”
Ce înseamnă
Paying utilities and building fees is normal. The trap is 'any future taxes or charges' — if the government introduces a new property tax, you'd pay the landlord's tax bill. Property taxes belong to the owner.
Sfat de negociere
Limit your obligation to consumption-based utilities and the building administration fee. Property-related taxes stay with the owner.
11. Dispute Resolution
Critic· Soluționarea litigiilorCe spune contractul
“Any dispute arising from this Agreement shall be resolved exclusively by arbitration administered by an arbitrator selected by the Landlord. The Tenant waives the right to bring any claim in the public courts.”
Ce înseamnă
If you two disagree, the only referee allowed is one the landlord picks — and you give up your right to go to a normal court. An arbitrator chosen by one side is not neutral. Clauses like this are often unenforceable against consumers in the EU, but you don't want to have to fight about that.
Sfat de negociere
Delete this clause. Disputes should go to the ordinary courts, or to an arbitrator both parties agree on. Under EU consumer law, forced arbitration picked by the business is very likely an unfair term.
12. Governing Law
StandardCe spune contractul
“This Agreement is governed by the laws of Romania.”
Ce înseamnă
Romanian law applies — which makes sense for an apartment in Bucharest, and Romanian tenant-protection rules may actually override some of the harsher clauses above.
Ce să întrebi înainte să semnezi
- 1Will you agree to a deposit of 1–2 months instead of 3, returned within 30 days with itemized receipts?
- 2Can we make the termination terms mutual — same notice period and same compensation on both sides?
- 3Will the rent stay fixed for the full 12-month term?
- 4Who exactly pays if the boiler or wiring fails from normal wear? Can we list appliance condition in an inventory?
- 5Can we set inspections at 48 hours' notice, with me present?
- 6Are you open to removing the arbitration clause so disputes go to ordinary courts?
- 7Is there a cap on late-payment fees?
Termeni juridici, pe înțelesul tău
- Security deposit
- Money you give the landlord up front as insurance against damage or unpaid rent. It stays your money — the landlord can only keep documented, justified amounts.
- Fixed term
- A rental period with defined start and end dates. During a fixed term, terms (especially the rent) normally can't change unilaterally.
- Sole discretion
- Legal phrasing meaning one party decides alone, without needing to justify the decision or get your agreement. In consumer contracts this is a warning sign.
- Arbitration
- Private dispute resolution outside the courts, decided by an arbitrator. Fair when both sides choose the arbitrator together; problematic when one side picks.
- Wear and tear
- Normal deterioration from everyday use (faded paint, worn carpets). Tenants are generally not liable for it — as opposed to damage they cause.
- Break clause
- A provision letting either party end a fixed-term contract early under agreed conditions, typically with a notice period.
Generat de Fair Contracts pe 17 octombrie 2026, printr-o analiză automată cu inteligență artificială. O analiză automată poate să scape lucruri sau să greșească.
Fair Contracts este un instrument informativ, nu consultanță juridică, iar utilizarea lui nu creează o relație avocat–client. Pentru deciziile care contează, consultă un profesionist autorizat din țara ta.
Trailbits SRL · CIF RO55107625 · contact@fair-contracts.com
Raportul a descris corect contractul tău?
Acesta este un raport-exemplu; feedbackul e binevenit oricum.