• Dictionary of real estate terms - lands

Dictionary of real estate terms - lands

If you start by thinking to purchase or sell a property, it is best that you are aware of some rules you should respect so that the real estate transaction is successful, in a relatively short span of time!
The most frequently asked questions in the real estate domain are according to our experts :

Outside locality – the part from the administrative-territorial unity located outside the locality, bordered according to the law at the land office.
Building – plot of land with or without constructions
Inside the locality – Territory defined by the General Urbanistic Plan (PUG), including the ensemble of lands and constructions, forming a locality
The territory inside the locality can be developed by expansion outside the locality only on basis of regional urbanistic plans (PUZ), approved legally, integrated afterwards in the General Urbanistic Plan (PUG) of the locality
Land office – unitary and mandatory system of technical, economical and judicial observance which makes the identification, registration and representation on maps and land office plans of all the lands, as well as of the other estate properties over the country, regardless of their destination and of their owner                          General Urbanistic Plan ( P.U.G.) – it is a project belonging to the program of arrangement of territory and development of localities that form base territorial-administrative unit. General Irbanistic Plans include analysis, regulations and local regulation of urbanism for the entire administrative territory of the base unit (surfaces outside and inside the locality). At the same time, the PUG assesses general norms, on basis of which there will be elaborated in detail, at a smaller scale, the PUZ-s and then the PUD-s.
The methodology of elaboration and the frame-content of the PUG intend to:
-optimize the relations of the localities with their administrative and county territory;
-value the natural, economical and human potential;
-establish and delimit the territory inside the city;
-organize and develop the ways of communication;
- establish and delimit the  functional areas for construction;
- establish and delimit areas with temporary and definitive prohibition for building;
- establish and delimit protected areas;
-point out the possessors of lands and the judicial circulation of lands;
-delimit areas on which are planned objectives of public use;
-establish the way of use of lands and the conditions of submission and realization of the buildings;
 Regional Urbanistic Plan  (P.U.Z.) – its is a project with character of  specific detailed regulation of the urbanistic development of an area from the locality (covering all the functions: accomodation, services, production, circulation, green spaces, public institutions, etc.) and ensures correlation of the complex urbanistic development of the area with the stipulations of the PUG of the locality which is part of. The PUZ assigns the objectives, actions, priorities, regulations of urbanism (allowances and restictions) that have to be applied in the use of lands and the submission of the buildings from the area studied (the PUZ represents a phase prior to the achievement of investments, its regulations being realized in portions, depending on the funds available).
The issues approached within the Regional Urbanistic Plan are:
-organization of streets;
-functional parcellation of lands;
-urbanistic-architectural organzation according to the characteristics of the city structure;
-urbanistic indexes and indicators (regime of allignment, regime of height, POT, CUT, etc);
-development of the town understructure;
-judicual status and circulation of lands;
-delimitation and protection of the architectural-urbanistic fund of special value, if it is located in the area studied;
-measures to delimit up to annulation the effects of natural and anthropic risks, of they are in the area studied;
-observance of the objectives of public use;
-measures for the protection of the environment, as a resultat of specific programs;
-specific detailed regulations (allowances and restrictions) included in the Local Regulation of Urbanism corresponding to the PUZ
the Urbanistic Plan in Detail (P.U.D.) -  actually represents  documentation corresponding to the General Urbanistic Plan (the PUG) and Regional Urbanistic Plan (the PUZ), which explains in detail the content of the two plans, in the form of prescriptions and recommendations, correlated with the conditionings from the Certificate of Urbanism, with the purpose to supervise and apply them. The PUD represents the documentation which ensures the conditions of location, dimensions, submission and town service, for one or several objectives, on a lot of land, correlated with the prevalent function and the immediate neighbourhood (several locations are studied, according to the urban functions). As a matter of fact, it is the document consulted by the commission of urbanism whne there is request for a Certificate of Urbanism or an Authorization of Construction; if there is no PUD for the respective land, the Town Hall asks at first for that to be assessed on basis of the PUG and the PUZ.
The issues approached within the Urbanistic Plan in Detail are:
-the judicial, economical and technical regime of the lands and buildings;
-the compatibility of the functions and the submission of buildings, arrangements and plantations;
-functional and estetic relations with the neighbourhood;
-ensuring accessibility and connection to the town nets;
-urbanistic allowances and restrictions, including those of the volumes built and of the arrangements;
-way of occupation and use of the land (POT, CUT);
-the function and the architectural aspect of the building (or buildings) and arrangements;
-the integration of the new buildings and their correlation with the ones existing in the neighbourhood;
-intervention, by the rehabilitation of neighbouring buildings and arrangements, in order to harmonize them with the hew buildings and arangements proposed (if it is the case);
-the car and pedestrian circulation, correlated with the traffic in the area and relations with neighbouring areas (pedestrian and car ways of access);
-parking places, amusement and playing spaces;
-the town equipment and the impact upon te networks existing in the area (necessity of developments, modernisations, etc);
-the functioning of the various forms of judicial property of the land; their circulation if it is the case;
the P.U.D. or the P.U.Z. are required:
- if the respective location is not included in the area covered by a PUD or PUZ already approved;
- if the regulation of urbanism and the general rules assessed by the PUZ are not enough to define the conditions of building, there has to be realized a PUD;
- if stipulations of a PUZ or PUD existing and already approved are about to be changed.
The applicant for a Certificate of Urbanism has to demand projects of urbanism necessary to the advising institutions, on his own expense, but the beneficiary of those projects (PUZ, PUD) is the local administration, regardless of the person who pays their assessement.
Percentage of Land Occupation (P.O.T.) – expresses the ratio between the Surface Built on the Soil (SC) and the Surface of the Land considered (S) multiplied by 100 (ex. POT = 15%); the POT generates thus the surface built on soil at the maximum possible report to the surface of the land (ex. in the case that the Certificate of Urbanism specifies a POT of 50%, then one will be able to build on half of the surface of the lot). The
Percentage of Land Occupation can be assessed according to the destination of the area in which the building will be located and according to the conditions of location upon the land. The Percentage of Land Occupation  (POT) is completed by the Coefficient of Land Usage (CUT), with the Regime of Alignment on the street and with the Regime of Height, and forms a set of values mandatory for the authorization of the execution of buildings, that any owner or architect must take into account.
Coefficient of Land Usage (C.U.T.-ul) – expresses the ratio between the Developed Surface Built of all the levels (SD) and the surface of the land (S).
Certificate of Urbanism (C.U.) – the Certificate of Urbanism is a public act issued by the Authorities of the local public administration, which makes known to the applicant the elements that characterize the judicial, economical and technical regime of a building, assessed through the existing observances and the documentation of urbanism and arrangement of territory – for instance :the characteristics of the area in which is located the building, the urbanistic requirements that are about to be achieved (the maximum height of the building, the percentage of land that can be occupied by the building, the retreats from the limit of the property etc.), as well as the list of notifications and agreements necessary in order to authorize the execution of the workings of construction.
Authorization of Construction (P.A.C.) – the Authorization of construction is the act of authority of the local public administration, which ensures the application of measures stipulated by the law regarding the location, projecting, execution and functioning of the buildings and on basis of which there can be executed workings of construction.
Authorization of Demolition (P.A.D.) - the Authorization of demolition us the act of authority of the local public administration, which allows the annulation total or partial of a building, in order for a new building to be re-constructed and re-projected. The Authorization of annulation is issued in the same conditions as the authorization of construction, in accordance with the stipulations of the urbanistic plans and of the corresponding regulations, established by law.