Buying a Renovated Apartment in Bulgaria: How to Check Whether the Alterations Are Legal

An open-plan living room, a modern kitchen, an enclosed balcony — a renovated apartment may look ready to move into. But before buying, it is important to check not only the quality of the renovation, but also whether the alterations comply with Bulgarian law.

Not every change to an apartment requires a building permit. However, certain alterations can create legal and technical problems that may also affect the future owner.

When Can a Renovation Become a Problem?

Under Bulgaria's Spatial Development Act (Закон за устройство на територията, or ZUT), routine repair works generally do not require a building permit.

Routine repairs may also include certain internal alterations, provided they do not affect the building's structure or change the intended use or structural loads of the premises, subject to the statutory requirements.

The following situations deserve particular attention.

1. Removed Walls

Combining a kitchen and living room is not necessarily unlawful. The key question is whether the removed wall was load-bearing and whether the alteration affects the building's structure or other applicable construction requirements.

If there is any doubt, the building documentation should be examined and a qualified structural engineer consulted.

2. An Enclosed or Incorporated Balcony

Bulgarian law allows the glazing of balconies and loggias without a building permit.

However, glazing a balcony is not the same as incorporating it into the apartment's internal living space.

If walls have been removed, structural elements affected or other substantial alterations made, approved plans and a building permit may be required.

3. A Relocated Kitchen or Bathroom

Moving a kitchen or bathroom may affect plumbing, ventilation or shared building installations.

Such changes are not automatically unlawful. However, it is important to establish how the work was carried out and whether the necessary construction documentation was obtained.

What If Common Areas Have Been Affected?

In apartment buildings under condominium ownership, certain alterations may require consent from other property owners.

Article 185 of the Bulgarian Spatial Development Act distinguishes between alterations that may be carried out without such consent and those requiring a decision of the owners' general meeting or additional approvals.

Where alterations affect common parts of the building, it is important to verify that the applicable legal requirements have been satisfied.

Which Documents Should You Check?

Before buying, request the following:

• Approved architectural plans — to compare the authorised layout with the apartment's actual condition.
• Documentation for subsequent alterations — including approved plans and building permits where legally required.
• A cadastral diagram — to verify the property's cadastral information, while recognising that it does not establish whether the renovations are lawful.
• Relevant consents and technical reports — where required by the nature of the alterations.

If the seller does not have the relevant documents, some may be available in the technical archives of the competent municipal or district administration.

The seller's inability to provide a document does not automatically mean that the renovation is unlawful. However, it is a reason to investigate further.

What Are the Risks of Unlawful Alterations?

Where construction work is found to be unlawful, Bulgarian legislation provides for administrative enforcement measures, including the removal of unlawfully constructed or altered parts where the legal conditions are met.

This may result in additional expenses, a requirement to restore the previous condition or difficulties when selling the property in the future.

An unlawful alteration does not automatically invalidate the property sale. The legal consequences depend on the specific circumstances, and retrospective legalisation is not always possible.

Conclusion

A renovated apartment can be an excellent purchase. However, it is important to know not only how the property looks, but also whether the alterations comply with Bulgarian legal requirements.

A proper legal review before purchasing can help you avoid significant expenses and future disputes.