An enforcement entry on a Polish land register is a public signal. It tells a lender or buyer that a creditor has already moved against the asset. The entry appears in section III or IV of the Księga Wieczysta and is retrievable by anyone who holds the register number. What the entry does not tell you is whether the underlying claim is satisfied, disputed, or growing. That gap between the signal and the current state of the debt is where collateral value is actually decided.
- What the register shows
- An enforcement entry (wzmianka o wszczęciu egzekucji) recorded in the Księga Wieczysta, with the creditor's name, the court or bailiff reference, and the date of registration. Source: Elektroniczne Księgi Wieczyste (EKW), Ministerstwo Sprawiedliwości · verified 2026-08-13
- Access condition
- The KW number is required. Without it, the full-text search is not available to foreign requestors through the public portal.
- What the register does not show
- The current outstanding balance, any partial satisfaction of the debt, or whether the enforcement proceeding has been suspended or discontinued.
- Document source
- The underlying enforcement title (tytuł wykonawczy) is held by the court or bailiff office that issued it — not by the land register.
What an enforcement entry actually records
Polish enforcement against real property begins when a bailiff (komornik sądowy) files a notice with the land register court. The court enters a warning (ostrzeżenie) or notation in section III of the Księga Wieczysta. From that moment, any subsequent acquirer or encumbrancer takes the asset subject to the enforcement. The entry survives a change of ownership unless the court orders its removal.
The register entry identifies the creditor and the originating court or bailiff file number. It does not record the amount of the claim. The enforcement title — a final judgment, a bank enforcement title, or a notarial deed with a submission to enforcement — is a separate document held outside the land register. Establishing the claimed amount requires a separate step against a separate source.
Where the documents are held and what each source shows
Documenting an enforcement entry fully requires cross-referencing at least three separate sources. No single source shows the complete picture.
| Source | What it shows | What it does not show | Access condition |
|---|---|---|---|
| Elektroniczne Księgi Wieczyste (EKW) | Entry date, creditor name, bailiff or court reference number | Claim amount, current status of proceedings, partial satisfaction | KW number required; free public portal |
| Komornik sądowy file (bailiff file) | Current outstanding balance, payments received, suspension orders | Underlying judgment text | Party to proceedings or demonstrated legal interest; national PESEL or NIP required to identify the correct bailiff |
| Court case file (akta sądowe) | Enforcement title, judgment text, appeal status | Post-judgment enforcement activity | Party standing or court authorisation; Polish court portal identifier required |
| Rejestr Należności Publicznoprawnych (RNP) | Public-law arrears above threshold if registered | Private creditor claims; claims below registration threshold | Free public search by NIP or PESEL |
| Krajowy Rejestr Zadłużonych (KRZ) | Insolvency and restructuring proceedings if opened | Enforcement proceedings that have not reached insolvency stage | Free public search by name or NIP |
The path a foreign verifier cannot take directly
The EKW portal is public and accessible without registration. What it requires is the Księga Wieczysta number — a Polish alphanumeric identifier specific to each property unit. Without it, there is no name-based or address-based search route through the public portal. A foreign buyer typically holds a property address, not a KW number. Obtaining the KW number from the address requires a separate step through the land register court or a local intermediary.
The bailiff file is the only source that shows the current outstanding balance and any payments made against the enforcement. Access requires demonstrating legal interest in a format the bailiff's office accepts. For a foreign entity, this means a Polish-language declaration, identification of the relevant bailiff district (komornik is assigned by debtor address and creditor choice), and knowledge of the file number — which itself comes from the KW entry.
This is the removed path. The registers are accessible. The sequence of identifiers, language requirements, and access declarations is what stops a foreign verifier at the first step.
The limit of what the sources allow
The land register confirms that an enforcement entry exists. It does not confirm the amount, the current status, or whether the entry will survive a planned transaction. The bailiff file shows the current balance but requires demonstrated legal interest and correct identification of the bailiff district. The court file shows the enforcement title but is accessible only to parties or with court authorisation. No single register produces a complete picture of the encumbrance on the collateral. The ceiling of what the sources allow is stated before payment.
A negative result in KRZ does not rule out a pending enforcement that has not yet escalated to insolvency. An entry in EKW does not confirm the claim is still live — the proceedings may have been discontinued without the register being updated. Where the register entry and the bailiff file disagree on status, the disagreement itself is a material finding.
Where the sources disagree
The land register entry may remain after enforcement proceedings are closed. A bailiff closes a file and issues a discontinuation decision (postanowienie o umorzeniu). The creditor or bailiff must then apply to the land register court to remove the entry. This step is not automatic and is sometimes omitted. The register therefore shows an entry that the bailiff file shows as closed.
The reverse also occurs. A new enforcement proceeding may be filed and assigned a file number before the land register court has processed the entry. In that window, the KW shows nothing while the bailiff file is already active. Relying on the land register alone produces a false negative during this gap.
What is included at each tier
| Tier | Price | Included | Not included |
|---|---|---|---|
| Signal | €290 | Retrieval of the current EKW entry for the identified property unit. Confirmation of enforcement entry presence or absence. Creditor name and bailiff or court reference as recorded. KRZ search on the registered owner. RNP search on the registered owner. Written summary in English. | Current outstanding balance. Bailiff file status. Enforcement title document. Court file contents. Assessment of entry removal prospects. |
| Standard | €470 | Everything in Signal. Contact with the identified bailiff district to establish current file status and, where accessible, outstanding balance. Cross-check of KRZ for insolvency proceedings against the owner. Identification of any additional enforcement entries across all sections of the KW. Written report in English with source references and date of each retrieval. | Enforcement title document text. Court file access. Legal qualification of the entry's effect on a planned transaction. Representation before the bailiff or court. |
| Extended | €960 | Everything in Standard. Retrieval of the enforcement title document (tytuł wykonawczy) where accessible from the court file. Cross-check of any appeal or cassation proceedings against the underlying judgment. Search for additional enforcement entries against the owner in other KW units where those units are identifiable from public sources. Full written report in English with annotated source extracts, retrieval dates, and a structured summary of each discrepancy found between sources. | Legal advice on the effect of findings. Negotiation with creditors. Representation in enforcement or insolvency proceedings. Guarantee of register update or entry removal. |
Frequently asked questions
Does an enforcement entry prevent a sale?
The entry does not automatically void a transaction. A buyer who acquires the property after the entry is made takes the asset subject to the enforcement. This report establishes the entry's existence and retrieves available information on the underlying claim. The legal effect of the entry on a specific transaction is a question for legal advice, not for this report.
Can the entry be removed before closing?
Removal requires a court order or a bailiff's discontinuation decision followed by a separate application to the land register court. The process involves the creditor's cooperation or a court ruling. This report documents the current state of the entry and identifies the originating file. It does not cover the removal process.
What if the KW number is not known?
The report includes the step of establishing the KW number from the property address through the land register court. This step adds to the retrieval time. The property address must be provided in Polish administrative format for this to be completed.
How long does retrieval take?
The EKW portal retrieval is same-day once the KW number is confirmed. Bailiff file contact adds two to five working days depending on the district. Court file access, where required for Extended, adds a further five to ten working days. Timelines are stated at order confirmation, not guaranteed.
Is this report usable in a financing process?
The report is a factual compilation from official sources with retrieval dates. Whether a lender or transaction counterparty accepts it as sufficient for their process is a matter for that counterparty. The report does not constitute a legal opinion or a title guarantee.
Disclaimer: This report is a factual compilation from official registers and public sources. It is provided for informational purposes only, does not constitute legal advice, and contains no legal qualification of the facts established. KORDECKI & Partners assumes no liability for actions taken or not taken based on this material. For advice regarding your particular situation, please contact info@kordeckipartners.com.