Buying a property is one of the most significant financial decisions you will ever make. And yet many buyers sign a preliminary contract without having received answers to the key questions or without having checked the documents they have every right to request.
This article is a practical guide to help you enter the process informed and confident.
1. Check Whether the Builder Is Registered With the CPRS
The Central Professional Register of Builders (CPRS) is the official register of construction companies in Bulgaria. The register issues builders with certificates that form an integral part of their documentation for tender procedures and the construction process itself. The information in the register is updated every year and if a company has not submitted its updated information, it is automatically removed and loses the right to enter into any new construction contract.
How to check: Run a free search at register.ksb.bg using the company’s registration number. If the company does not appear in the register, do not sign anything.
2. Check the Building Permit and Its Validity Period
Check whether the construction company has a valid building permit, along with all subsequent documents including the architectural plans. A building permit is valid for 5 years from the date of issue. If the builder has not reached Act 14 within those 5 years, the permit lapses and the construction becomes illegal.
What to ask: When was the permit issued? What stage is the construction at currently? Has Act 14 already been issued?
Read more in our article “Act 14, Act 15, Act 16: What Do They Mean and When Do You Get the Keys?“
3. Check the Ownership of the Land
Before buying a property, it is essential to establish who owns the plot on which the building is being constructed. The documents will show who owns the land, how the construction was permitted and carried out, what condition the building is in, and exactly what you are purchasing – floor area, apparent parts and rights.
How to check: Request an extract from the Property Register (the Registry Agency) for the plot. Check whether there is a current mortgage or any encumbrances on the land.
4. Ask About the Specific Timelines and How They Are Fixed in the Contract
One of the most common problems when buying a property off-plan is an unclear or unmet completion deadline. A key question to ask the builder before signing any contract is: “What is the construction schedule and the expected date for Act 16?” What matters is not only what you are told verbally but what is written in the contract.
What to check in the contract: Is a specific deadline for Act 16 stated? Are there penalty clauses for delays?
5. Check What the Completion Standard Includes
“A finished apartment” can mean very different things depending on the builder. It is useful to have a ready list of questions: “What exactly does the completion standard include – flooring, doors, painting, bathroom fittings?”
What to check: Will you receive the apartment with flooring? With doors? Or just a shell finish? All of this directly affects the real final cost of the property after fit-out works. To get a realistic sense of what you are buying, ask to view an identical, already-completed apartment in another building by the same builder.
6. Check the Quality of Materials and Technologies
The difference between a builder who uses certified materials and one who cuts corners is not visible at the point of purchase, it becomes apparent 5 to 10 years later.
What to ask: Are the materials used certified? What level of thermal insulation is provided? What electrical, plumbing and drainage systems are being installed? Are smart home technologies and energy-efficient systems included?
Why this matters: An apartment with poor thermal insulation will cost you significantly more in heating and cooling every year, an expense invisible at the time of buying the property, but very real afterwards.
7. Check the Post-Handover Guarantees
Bulgarian law provides for minimum warranty periods on construction works, but the details vary. It is important to ask what guarantee is given for the structure, facade, installations and common areas.
Minimum statutory warranty periods:
- Building structure: 10 years
- Waterproofing: 5 years
- External renders and finishes: 5 years
- Internal renders and finishes: 3 years
- Sanitary and plumbing installations: 3 years
What to check: Do the contractual guarantees meet or exceed the minimum statutory periods?
8. Check the Maintenance Fee and What It Covers
Many buyers are caught off guard by the annual maintenance fee for common areas. This is entirely normal for gated developments, but it must be clearly established before signing.
What to ask: What is the annual maintenance fee? What does it cover – security, video surveillance, cleaning of common areas, lighting? Who manages the building after handover? It is also worth asking whether there is a long-term maintenance contract and what the projected fee is.
9. Check the Builder’s Reputation and Completed Projects
Researching the builder in advance can save you a great deal of trouble. A good reputation is not something that can be declared, it is proven through specific completed projects.
How to check:
- Research the builder’s previous projects
- Visit completed buildings and speak with residents
- Check whether there are any court cases or complaints against the company
- Review feedback on social media and forums
A good sign: A builder who offers full transparency of documentation, is willing to show you completed projects and can provide references from satisfied clients.
10. Read the Contract Carefully and Seek Independent Legal Advice
The final, and perhaps most important, check when buying a property is a thorough review of the contract itself. The preliminary contract is a legal document with long-term consequences. Do not sign it under pressure or without fully understanding its contents.
What to pay attention to:
- An exact description of the apartment – floor area, floor number, orientation, appurtenant parts
- Price and payment terms
- Deadlines and penalties for non-performance
- Completion standard
- Conditions for terminating the contract
Recommendation: Engage an independent lawyer hired by you personally to review the contract before signing. The cost is minimal compared to the potential risk.
All of these checks only make sense if the builder is willing to answer them openly and without hesitation. Transparency when buying a property is not merely good practice but it is an indicator of reliability.
At InterHomes, full documentation is available from day one. The team at Interplan 11 Ltd with over 20 years of experience and more than 25 completed buildings in Pomorie is ready to answer every one of these questions, introduce you to completed projects and guide you through the entire property-buying process with full transparency and no surprises.
Explore the apartments at InterHomes and contact us for a free consultation.
