Building Property in Bulgaria
3 steps for architectural plans and building licences in Bulgaria
1. Conceptual (Ideal) Project:
The draft plans are deposited together with the application of regulation (to convert a piece of plot to a residential land = PUP) in order to get the Building Permit which allows a company/individual to sell off-plan properties. This is the most important stage and after receiving this building permit a developer can start preparation works of the land and digging only.
2. Technical Project:
After receiving the Ideal Project, draft plans are finalised and deposited to receive the last revisions in order to receive the Technical Project. It usually takes 2 – 6 months to finalise the architectural plans; the revisions are rather interior details.
3. Execution (Working) Project:
Upon finalizing the Technical Project, the Developer in this phase can start coordinating all works within the
project; construction team, electricians, carpentry, plumbing, common areas and landscaping etc.
Approval of the project design. Validity
For the purpose of getting an approval, the investor must present to the competent authorities the design itself, the compliance evaluation
report, an approval by the fire safety authorities, as well as preliminary agreements with the utility companies for connecting to the technical infrastructure networks. The prescribed term for approval is 7 days after submission of all required documents, and 1 month – in the event that the compliance evaluation was not made by a consultant. The approved project design serves as grounds for the issuance of a construction permit, for which the investor may apply simultaneously with the submission of the design for approval.
Construction permit - Construction works can only be carried out after a construction permit has been issued for them.
Required documents. Procedure. Validity
• Construction permits are issued to the investor on the basis of the approved project designs in all their phases (except for projects for which no such approval is required).
• With its latest amendment of July 2003, TDA allowed a construction permit to be issued on the basis of an approved conceptual design only, provided that a preliminary compliance evaluation thereof has been made by a consultant. In such an event the detailed designs of the works (technical and/or execution) must be approved in the course of their execution.
• The approved project design is an integral part of the construction permit.
NOTE:
(1) A construction permit is issued for the works in their entirety, or for parts thereof (including separate floors of buildings), provided that they can be executed and used separately
.
(2) Changes in the project design after the issuance of the construction permit: Such changes are allowed only if they are not substantial, and are reflected in the “as-made” documentation.
• Act 14 - completion of Skeleton
• Act 15 – completion of Bricks & Plastering;
The completion of construction is certified by executing a protocol (the so called “Act 15”) which is signed by the investor, the designer, the contractor and the supervisor. Act 15 is the document evidencing the delivery and acceptance of the completed works between the contractor and the investor. With it, they certify that the works have been executed in compliance with the approved design, the “as made” drawings, the legal requirements to construction works and the terms of the construction contract.
• Based on Act 15, the supervisor prepares a final report on the execution of the works. Upon inspection of the completed works and the
relevant documents, the committee issues Protocol 16 for accepting or rejecting the works (the so called “Act 16”). Based on it, the Director of NCSD issues the operation permit.