When buying an apartment in Bulgaria, especially in residential complexes, it is important to understand not only the property itself but also how the common parts of the building are managed. This is regulated by the Condominium Ownership Act, which defines the rights and obligations of the owners.
What is condominium ownership
Condominium ownership arises when there is more than one separate unit in a building with different owners – apartments, studios, shops. The common parts (entrance, staircase, elevator, roof, yard) are used and maintained jointly.
Owners' rights
Each owner has the right to:
– use the common parts according to their purpose
– participate in the management of the building
– receive information about expenses and the decisions of the general meeting
Even when the owner does not live permanently in the property, these rights remain valid.
Main obligations
Owners are obliged to:
– not disturb the other residents
– not damage the common parts
– comply with the internal rules
– participate financially in maintenance, repairs and common expenses
– provide access to the property when repairs of common parts are necessary
It is important to know that non-payment of fees or refusal to participate in repairs may lead to sanctions.
How the building is managed
The law provides two main options:
– through a General Meeting of owners
– through an Association of owners (a legal entity)
The General Meeting makes decisions on:
– the budget and expenses
– repairs and renovations
– the amount of monthly fees
– the selection of a manager or management board
Decisions are made by majority and are binding for all owners, including new ones.
Fees and expenses
Maintenance and repair costs are distributed:
– according to the ideal shares of the common parts
– or according to the number of occupants (for current expenses)
A "Repair and Renovation" fund is usually created, which is mandatory and used for future repairs.
Sanctions and fines
The law provides fines for:
– violating the internal rules
– failure to comply with decisions of the general meeting
– refusal to participate in mandatory expenses
Fines can be applied to both natural and legal persons.
Why this is important when buying a property
Before purchase it is highly recommended to check:
– how the building is managed
– the amount of the fees
– whether there is a repair fund
– whether there are accumulated liabilities
This directly affects the costs, comfort and long-term value of the property.
