{"id":3055,"date":"2026-11-13T07:08:54","date_gmt":"2026-11-13T07:08:54","guid":{"rendered":"https:\/\/ulici.ro\/?p=3055"},"modified":"2026-11-13T07:08:57","modified_gmt":"2026-11-13T07:08:57","slug":"ce-se-intampla-daca-un-coproprietar-refuza-partajul","status":"publish","type":"post","link":"https:\/\/ulici.ro\/en\/ce-se-intampla-daca-un-coproprietar-refuza-partajul\/","title":{"rendered":"Ce se \u00eent\u00e2mpl\u0103 dac\u0103 un coproprietar refuz\u0103 partajul?"},"content":{"rendered":"<h2 class=\"wp-block-heading\">Procedura \u00een instan\u021b\u0103, sulta \u0219i v\u00e2nzarea la licita\u021bie<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Una dintre cele mai frecvente \u00eentreb\u0103ri pe care le aud \u00een cabinet, fie c\u0103 vorbim despre fo\u0219ti so\u021bi dup\u0103 divor\u021b, fie despre fra\u021bi care au mo\u0219tenit o cas\u0103 sau un teren, sun\u0103 cam a\u0219a: <em>\u201eDomnule avocat, cel\u0103lalt coproprietar nu vrea s\u0103 v\u00e2nd\u0103, nu vrea s\u0103 m\u0103 desp\u0103gubeasc\u0103 \u0219i nici nu m\u0103 las\u0103 s\u0103 folosesc bunul. Sunt blocat pe via\u021b\u0103 cu el \u00een acte?\u201d<\/em><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">R\u0103spunsul scurt, ancorat direct \u00een Codul civil rom\u00e2n, este categoric: <strong>nu<\/strong>. Nimeni nu poate fi obligat s\u0103 r\u0103m\u00e2n\u0103 \u00een indiviziune (coproprietate) \u00eempotriva voin\u021bei sale. Partajul este un drept imprescriptibil \u2014 \u00eel po\u021bi cere oric\u00e2nd, chiar \u0219i la 10 sau 20 de ani dup\u0103 ce a\u021bi dob\u00e2ndit bunul \u00eempreun\u0103, iar refuzul celuilalt nu blocheaz\u0103 procedura, ci doar mut\u0103 discu\u021bia de la notar \u00een sala de judecat\u0103.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Iat\u0103 cum decurge \u00een realitate un proces de partaj judiciar, ce op\u021biuni are instan\u021ba atunci c\u00e2nd p\u0103r\u021bile nu se \u00een\u021beleg \u0219i cum se ajunge, \u00een ultim\u0103 instan\u021b\u0103, la v\u00e2nzarea bunului prin executor judec\u0103toresc.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. C\u00e2nd se ajunge la proces (Partajul judiciar vs. Partajul la notar)<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Dac\u0103 to\u021bi coproprietarii sunt de acord at\u00e2t asupra cotelor de proprietate (de exemplu, 50% \u2013 50%), c\u00e2t \u0219i asupra valorii bunului \u0219i a modului \u00een care se \u00eemparte, partajul se face rapid la <strong>notarul public<\/strong>, printr-un act de partaj voluntar.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u00cen momentul \u00een care apare \u00eens\u0103 oricare dintre aceste blocaje:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>unul dintre coproprietari refuz\u0103 orice dialog sau nu se prezint\u0103 la notar;<\/li>\n\n\n\n<li>nu v\u0103 \u00een\u021belege\u021bi asupra pre\u021bului real al imobilului;<\/li>\n\n\n\n<li>am\u00e2ndoi vre\u021bi casa sau, dimpotriv\u0103, niciunul nu are bani s\u0103 \u00eel desp\u0103gubeasc\u0103 pe cel\u0103lalt;<\/li>\n\n\n\n<li>unul dintre voi a investit singur \u00een renovarea imobilului \u0219i cere recunoa\u0219terea unei cote mai mari sau a unui drept de crean\u021b\u0103,<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">singura cale r\u0103m\u00e2ne <strong>ac\u021biunea de partaj judiciar<\/strong> la judec\u0103toria \u00een raza c\u0103reia se afl\u0103 imobilul.<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">2. Cum \u00eemparte judec\u0103torul bunul: cele trei trepte legale<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Instan\u021ba nu \u00eemparte bunurile arbitrar. Codul de procedur\u0103 civil\u0103 stabile\u0219te o ordine strict\u0103 pe care judec\u0103torul o urmeaz\u0103, sprijinit de o <strong>expertiz\u0103 tehnic\u0103 judiciar\u0103<\/strong> (topografic\u0103, \u00een construc\u021bii \u0219i evaluare imobiliar\u0103):<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>Treapta 1: \u00cemp\u0103r\u021birea \u00een natur\u0103 (Lotizarea)<\/strong><\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Dac\u0103 bunul poate fi \u00eemp\u0103r\u021bit fizic f\u0103r\u0103 s\u0103 \u00ee\u0219i piard\u0103 valoarea sau destina\u021bia (de exemplu, un teren intravilan de 1.000 mp cu deschidere suficient\u0103 la drum poate fi dezmembrat \u00een dou\u0103 loturi de c\u00e2te 500 mp, sau o cas\u0103 cu dou\u0103 intr\u0103ri separate poate fi apartamentat\u0103), instan\u021ba va prefera \u00eentotdeauna aceast\u0103 variant\u0103. Fiecare prime\u0219te propriul lot \u00een proprietate exclusiv\u0103.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Aten\u021bie la un detaliu practic esen\u021bial:<\/em> pentru dezmembrarea sau lotizarea unui teren \u00een vederea partajului, legisla\u021bia urbanistic\u0103 impune ob\u021binerea unui <strong>certificat de urbanism<\/strong> \u0219i a unei documenta\u021bii cadastrale de dezmembrare avizate de OCPI. F\u0103r\u0103 aceste acte, instan\u021ba nu poate pronun\u021ba o hot\u0103r\u00e2re care s\u0103 fie ulterior intabulat\u0103 \u00een Cartea Funciar\u0103.<\/p>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>Treapta 2: Atribuirea \u00eentregului bun c\u0103tre un singur coproprietar, cu plata unei sulte<\/strong><\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Un apartament cu 2 camere nu poate fi t\u0103iat \u00een dou\u0103. \u00centr-o astfel de situa\u021bie, judec\u0103torul va atribui \u00eentregul apartament unuia dintre coproprietari, oblig\u00e2ndu-l s\u0103 \u00eei pl\u0103teasc\u0103 celuilalt o sum\u0103 de bani echivalent\u0103 cu cota sa parte, numit\u0103 <strong>sult\u0103<\/strong>.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Cum decide instan\u021ba cui \u00eei atribuie bunul? Legea ofer\u0103 c\u00e2teva criterii concrete:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>m\u0103rimea cotei-p\u0103r\u021bi a fiec\u0103ruia (cel cu 75% are prioritate fa\u021b\u0103 de cel cu 25%);<\/li>\n\n\n\n<li>faptul c\u0103 unul dintre coproprietari locuie\u0219te deja acolo sau \u0219i-a desf\u0103\u0219urat activitatea \u00een acel spa\u021biu;<\/li>\n\n\n\n<li>\u00eembun\u0103t\u0103\u021birile \u0219i investi\u021biile dovedite pe care unul le-a adus bunului;<\/li>\n\n\n\n<li><strong>capacitatea financiar\u0103 real\u0103<\/strong> de a pl\u0103ti sulta \u00eentr-un termen rezonabil stabilit de instan\u021b\u0103 (de regul\u0103, c\u00e2teva luni).<\/li>\n<\/ul>\n\n\n\n<h4 class=\"wp-block-heading\"><strong>Treapta 3: V\u00e2nzarea bunului (\u00een ultim\u0103 instan\u021b\u0103)<\/strong><\/h4>\n\n\n\n<p class=\"wp-block-paragraph\">Ce se \u00eent\u00e2mpl\u0103 dac\u0103 bunul nu poate fi \u00eemp\u0103r\u021bit \u00een natur\u0103, iar <strong>niciunul dintre coproprietari nu \u00eel cere<\/strong> sau <strong>cel care \u00eel cere nu are bani s\u0103 pl\u0103teasc\u0103 sulta<\/strong> (ori nu o pl\u0103te\u0219te \u00een termenul fixat de judec\u0103tor)?<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">\u00cen acest caz, instan\u021ba dispune <strong>v\u00e2nzarea bunului<\/strong> \u0219i \u00eemp\u0103r\u021birea banilor ob\u021binu\u021bi propor\u021bional cu cotele fiec\u0103ruia. V\u00e2nzarea se poate face:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>prin bun\u0103 \u00eenvoial\u0103<\/strong>, \u00eentr-un termen stabilit de instan\u021b\u0103 (de obicei maximum 6 luni), dac\u0103 p\u0103r\u021bile g\u0103sesc \u00eempreun\u0103 un cump\u0103r\u0103tor;<\/li>\n\n\n\n<li><strong>la licita\u021bie public\u0103, prin executor judec\u0103toresc<\/strong>, dac\u0103 termenul de v\u00e2nzare amiabil\u0103 expir\u0103 f\u0103r\u0103 rezultat sau dac\u0103 p\u0103r\u021bile nu se \u00een\u021beleg nici m\u0103car asupra pre\u021bului de v\u00e2nzare.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">3. Ce se \u00eent\u00e2mpl\u0103 cu banii investi\u021bi \u00een imobil sau cu lipsa de folosin\u021b\u0103?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">\u00cen practic\u0103, un proces de partaj este rareori doar o \u00eemp\u0103r\u021bire matematic\u0103 la doi. De cele mai multe ori, \u00een acela\u0219i dosar se regleaz\u0103 \u0219i datoriile reciproce dintre coproprietari:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Investi\u021biile \u0219i repara\u021biile (cheltuielile necesare \u0219i utile):<\/strong> Dac\u0103 ai pl\u0103tit singur acoperi\u0219ul, centrala termic\u0103, taxele locale sau ratele la credit dup\u0103 desp\u0103r\u021bire, po\u021bi cere ca aceste sume (dovedite cu facturi, chitan\u021be, extrase de cont sau expertiz\u0103) s\u0103 fie sc\u0103zute din sulta pe care o datorezi sau ad\u0103ugate la cota ta.<\/li>\n\n\n\n<li><strong>Desp\u0103gubirea pentru lipsa de folosin\u021b\u0103:<\/strong> Dac\u0103 cel\u0103lalt coproprietar ocup\u0103 exclusiv apartamentul \u0219i te \u00eempiedic\u0103 s\u0103 \u00eel folose\u0219ti (de exemplu, a schimbat yala sau refuz\u0103 s\u0103 \u00ee\u021bi permit\u0103 accesul), ai dreptul s\u0103 \u00eei ceri o desp\u0103gubire echivalent\u0103 cu <strong>chiria pe care ar fi produs-o cota ta parte<\/strong> pe pia\u021ba liber\u0103, pe ultimii 3 ani (termenul general de prescrip\u021bie).<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">4. C\u00e2t cost\u0103 \u0219i c\u00e2t dureaz\u0103 un partaj \u00een instan\u021b\u0103?<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Transparen\u021ba asupra costurilor este esen\u021bial\u0103 \u00eenainte de a deschide un astfel de proces:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Taxa judiciar\u0103 de timbru:<\/strong> Pentru cererea de partaj propriu-zis\u0103, taxa este de <strong>3% din valoarea bunurilor<\/strong> supuse \u00eemp\u0103r\u021belii (calculat\u0103, \u00een prim\u0103 faz\u0103, la valoarea din grila notarial\u0103). Dac\u0103 se contest\u0103 cotele sau se cer desp\u0103gubiri suplimentare, se adaug\u0103 taxe distincte. Aceast\u0103 tax\u0103 nu se pierde: la final, ea se \u00eemparte \u00eentre coproprietari propor\u021bional cu cota fiec\u0103ruia.<\/li>\n\n\n\n<li><strong>Onorariile exper\u021bilor:<\/strong> \u00centr-un partaj imobiliar este aproape \u00eentotdeauna necesar\u0103 cel pu\u021bin o expertiz\u0103 de evaluare \u0219i\/sau topografic\u0103, al c\u0103rei cost variaz\u0103, \u00een func\u021bie de complexitate, \u00eentre 1.500 \u0219i 4.000 de lei (sum\u0103 care, de asemenea, se \u00eemparte la final \u00eentre p\u0103r\u021bi).<\/li>\n\n\n\n<li><strong>Durata:<\/strong> Un partaj simplu, f\u0103r\u0103 contesta\u021bii majore asupra cotelor, se poate finaliza \u00een <strong>8\u201314 luni<\/strong> \u00een prim\u0103 instan\u021b\u0103. Dac\u0103 exist\u0103 expertize complexe, obiec\u021biuni sau apel, procesul se poate \u00eentinde pe 2\u20133 ani. Tocmai de aceea, de multe ori, simpla declan\u0219are a procesului \u0219i raportul de expertiz\u0103 \u00eel determin\u0103 pe coproprietarul refractar s\u0103 accepte o tranzac\u021bie amiabil\u0103 \u00een fa\u021ba judec\u0103torului, economisind astfel timp \u0219i bani pentru toat\u0103 lumea.<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">Ce ai de f\u0103cut dac\u0103 te afli \u00eentr-un blocaj de coproprietate?<\/h3>\n\n\n\n<ol start=\"1\" class=\"wp-block-list\">\n<li><strong>Adun\u0103 actele de proprietate \u0219i extrasul de Carte Funciar\u0103 actualizat<\/strong> (nu mai vechi de 30 de zile) pentru a verifica exact cum sunt \u00eenscrise cotele \u00een prezent.<\/li>\n\n\n\n<li><strong>Str\u00e2nge dovezile cheltuielilor<\/strong> f\u0103cute de tine pentru imobil (facturi, ordine de plat\u0103, chitan\u021be de impozit).<\/li>\n\n\n\n<li><strong>Trimite o notificare oficial\u0103 (prin avocat sau executor)<\/strong> c\u0103tre cel\u0103lalt coproprietar, prin care \u00eei propui o solu\u021bie concret\u0103 de ie\u0219ire din indiviziune \u00eentr-un termen scurt. Aceast\u0103 notificare are un dublu rol: \u00eei arat\u0103 c\u0103 e\u0219ti preg\u0103tit s\u0103 mergi \u00een instan\u021b\u0103 \u0219i \u00ee\u021bi conserv\u0103 dovada refuzului s\u0103u de colaborare (util\u0103 inclusiv dac\u0103 solici\u021bi desp\u0103gubiri pentru lipsa de folosin\u021b\u0103).<\/li>\n<\/ol>\n\n\n\n<blockquote class=\"wp-block-quote is-layout-flow wp-block-quote-is-layout-flow\">\n<p class=\"wp-block-paragraph\"><strong>Despre autor<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Dr. Claudiu-Octavian Ulici<\/strong> este avocat \u00een Baroul Cluj din anul 1996, cu o experien\u021b\u0103 de 30 de ani \u00een litigii civile, partaje judiciare, carte funciar\u0103 \u0219i drept imobiliar, \u0219i Doctor \u00een Filosofie.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">E\u0219ti blocat \u00eentr-o coproprietate sau preg\u0103te\u0219ti un partaj \u0219i vrei o evaluare clar\u0103 a \u0219anselor, costurilor \u0219i strategiei? Ne po\u021bi contacta la cabinet \u00een Cluj-Napoca sau po\u021bi solicita o opinie juridic\u0103 online prin <strong>Instant Legal<\/strong> pe <a href=\"https:\/\/www.ulici.legal\/\" target=\"_blank\" rel=\"noopener\">ulici.legal<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">.<\/p>\n<\/blockquote>","protected":false},"excerpt":{"rendered":"<p>Nimeni nu poate fi obligat s\u0103 r\u0103m\u00e2n\u0103 \u00een indiviziune (coproprietate) \u00eempotriva voin\u021bei sale. Partajul este un drept imprescriptibil \u2014 \u00eel po\u021bi cere oric\u00e2nd.<\/p>","protected":false},"author":1,"featured_media":3056,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"om_disable_all_campaigns":false,"_uag_custom_page_level_css":"","_monsterinsights_skip_tracking":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-3055","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-chestiuni-generale-cu-referire-la-drept"],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 5.0.5 - aioseo.com -->\n\t<meta name=\"description\" content=\"Nimeni nu poate fi obligat s\u0103 r\u0103m\u00e2n\u0103 \u00een indiviziune (coproprietate) \u00eempotriva voin\u021bei sale. 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