Bulgaria Dom Agency often answers clients' questions about what Acts 14, 15 and 16 mean in Bulgarian legislation.
Like in any other developed country, Bulgaria has a system of supervision and verification of the development and compliance of construction with the standards specified in the LUT (Law for Territorial Development) - the law for the development of the territory. The construction is divided into separate stages, each of which is controlled by a special organization and can proceed to the next stage only after the developer receives a permit and an act from an authorized organization. Each of these acts has its own serial number.
The main subject of verification is the compliance of the construction plan with the actual result obtained at this stage of development, subject to the requirements of the law. This means that the building under construction complies with the approved plan, which guarantees the safety and reliability of the building. This rule applies both to one- and two-story buildings, and to residential complexes with many apartments. Bulgarian law requires that each building meet safety standards, stand for a long time and be comfortable for residents.
Act 14
The developer receives this act at the stage of completion of the first part of construction. The foundation of the building should already be completed with all load-bearing walls, columns, roof, stairs and other important details of the plan. This document has a different name - "Design Acceptance Act". Legally, this Act confirms the right realized by the developer to erect a residential building. The law already allows the developer to sell the property rights to the apartments at his own discretion. The price of apartments at this stage is quite low.
Act 15
This Act marks the completion of construction and confirms that the building is fit for further use. This Act is considered the most important, since its receipt is mandatory for all categories of buildings, regardless of their type. Experts in architecture, geodesy, communications and construction take part in its compilation.
Each of these specialists has his own part of the general plan of the building and checks the implementation of the relevant items that are within his competence. Act 15 must be signed by all professionals, builders and property owners. If you purchase property before this Act has been signed, the developer may ask you to come to sign the Act or issue a power of attorney to another person who can sign the document for you. The signing of Act 15 means permission to connect to communication systems. You can carry out interior work on finishing and ennobling the territory, and the apartments themselves are already suitable for settlement.
Living in the house at this stage has its own nuances. For example, the cost of water and electricity will be equal to the cost of these resources for industrial facilities, not residential buildings. The developer often undertakes to pay the cost of utilities himself or sets a more reasonable price for residents in accordance with current tariffs for residential buildings. At this stage, the reliability of the building is usually not yet tested, so it may not be possible to use the elevator. Legally, there are no other differences in residence at this stage of paperwork from a later settlement with documentation.
Act 16
Also one of the important acts of receiving buildings, but not the last of the mandatory ones. This Act is required only for buildings belonging to the third category - above 15 meters. Therefore, you should not think that the developer is deceiving you if he does not have Act 16. This only means that the apartment is located in a building whose height is less than 15 meters. This Act, as well as 14, has a different name - "Permission to Use". Sometimes buyers think that this act is the last one before paperwork, but this is not at all the case.
Document authorizing the operation
This certificate is the last document that the developer needs to receive. It means that the building complies with all the norms and requirements specified in the building regulations. For buildings above 15 m, this certificate is issued by the construction commission after receipt of Act 16. For buildings that do not belong to the third category, the document is issued after receipt of Act 15.
Usually, these certificates and data are required when applying for a visa at the Bulgarian Embassy. Visas are issued by consular officers who are well aware of the rules for issuing Construction Acts, so you don’t need to be upset if you only have Act 15 with you. You will be issued a multi-visa, but they will warn you that next year you will definitely need to provide a document on completion of construction. The official name of Act 16 in Bulgarian is "Certificate for entry into operation".
To buy Retirees or young couples, you should first consult with the agency „ Bulgaria House“. This will help you avoid contacting scammers. Also, never pay part or all of the cost of real estate without providing any documents. Services at the stage of consultation and answering the buyer's questions are free. In addition, our company provides after-sales service and further assistance to our customers.