Commercial Security Deposits & Bank Guarantees in Romania

In the multi-million Euro landscape of Romanian commercial real estate (Class A offices, retail parks, and logistics centers), the residential concept of handing a landlord an envelope of cash for a "security deposit" is entirely obsolete. Commercial landlords demand ironclad, institutional-grade financial instruments to hedge against corporate insolvency, massive structural damage, and unpaid Triple-Net operational bills.

Because the Romanian Civil Code allows absolute freedom of contract for business-to-business (B2B) agreements, there are zero statutory limits on the size or format of commercial security mechanisms.

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Landlord-tenant laws change, and contracts dictate most rules. Always consult a licensed local attorney for advice specific to your situation. Information last verified: March 2026.

The Standard: Bank Letter of Guarantee (SGB)

While cash deposits (depozit în numerar) transferred to the landlord's account are still used by small strip-mall shops or independent cafes, the absolute gold standard for any serious Romanian commercial landlord is the Scrisoare de Garanție Bancară (SGB) — The Bank Letter of Guarantee.

How the SGB Works

Rather than giving the landlord cash, the corporate tenant pays their bank to issue a formal, legally binding letter. This document acting as the ultimate financial shield.

1. Unconditional & Irrevocable: A properly drafted SGB must be titled "Unconditional, Irrevocable, and Payable on First Demand" (Necondiționată, Irevocabilă și Plătibilă la Prima Cerere).
2. The "First Demand" Trigger: If the corporate tenant defaults on rent, destroys a glass partition, or fails to pay their massive annual Service Charge reconciliation bill, the landlord does NOT sue the tenant. The landlord simply walks into the issuing bank, presents the letter, signs a paper stating the tenant defaulted, and the bank must instantly transfer the funds to the landlord within a matter of days. The bank is not legally allowed to investigate whether the landlord's claim is "fair" or hear the tenant's side of the story.

Standard Amounts and VAT Computations

Because commercial defaults involve not just the Base Rent, but also the massive building maintenance fees and the state's 19% VAT, the size of the required guarantee is substantial.

• The Institutional Minimum: A minimum of 3 months equivalent of the Total Gross Rent.
• The Definition of "Total": The guarantee amount is carefully calculated. It is not just 3x the Base Rent. It is calculated as: 3 x [Base Rent + the Estimated Monthly Service Charge] + 19% VAT.
• High-Risk Tenants / Heavy Fit-Outs: If the landlord contributed heavily (hundreds of thousands of Euros) to building out the tenant’s custom glass offices, or if the tenant is a newly formed startup with weak financials, the landlord will demand a 6 to 12-month SGB.

The Corporate Parent Guarantee (Garanția Corporativă)

When leasing 5,000 square meters to a multinational corporation (e.g., an American tech giant setting up an IT hub in Bucharest), the tenant on paper is often a newly formed, thin Romanian LLC (SRL) with virtually no assets.

To prevent the local subsidiary from declaring bankruptcy and walking away from a 10-year lease, the landlord will mandatorily require a Corporate Parent Guarantee.

The global parent company (headquartered in London, New York, or Frankfurt) must sign a binding legal document personally guaranteeing the performance of the Romanian subsidiary. If the local SRL fails to pay the rent, the landlord has the legal right to pursue the global parent entity for the millions of Euros owed over the remaining lifetime of the 10-year lease.

The Right to Replenish ("Top-Up" Clause)

Commercial leases do not allow the Bank Guarantee to be treated as a prepaid "last three months of rent" buffer. It must remain full and pristine until the final day of the lease.

Every commercial lease contains a strict "Top-Up" (Reîntregire) clause. If the tenant pays rent 15 days late and accumulates €2,000 in daily contractual penalties, the landlord will execute a partial draw against the Bank Guarantee for that €2,000. The Top-Up clause then mandates that the tenant must instruct their bank to replenish the SGB back to its original maximal amount within a strict timeline (usually 10 to 15 days).

• The Ultimate Threat: Failure to replenish the depleted SGB constitutes a fundamental, material breach of the commercial lease, granting the landlord the right to instantly terminate the contract, draw down the rest of the SGB as liquidated damages, and initiate a fast-track eviction via a Bailiff.

Managing Institutional Guarantees with Landager

A "Bank Letter of Guarantee" is not a pile of cash; it is a physical or highly secured digital document strictly bound by an expiration date. If an SGB expires even one day before a tenant defaults, it becomes worthless paper, exposing the landlord to massive losses.

Managing a large office tower means juggling dozens of disparate SGBs across various banks, tracking their expiry dates, and monitoring their exact values against fluctuating Service Charges and annual CPI rent indexations. Landager acts as an unblinking digital watchdog. Our vault securely logs every corporate tenant's SGB, automatically flags upcoming expiry dates requiring mandatory tenant renewal, and precisely calculates the new, higher SGB values required whenever a yearly HICP-based rent increase takes effect, ensuring your multi-million Euro assets are never financially unprotected for a single hour.

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