Overview of Condominium Ownership

When you buy an apartment in Bulgaria, you acquire ownership of your individual unit plus a proportional share of the common parts of the building. The Condominium Ownership Management Act (COSMA) governs the rights and obligations of all owners in multi-unit residential buildings.

What Are Common Parts?

Common parts belong to all owners proportionally and include:

• Structural elements — foundations, load-bearing walls, roof, facade
• Shared spaces — stairways, hallways, elevators, lobbies
• Building systems — central heating, plumbing, electrical installations serving the whole building
• Land beneath and around the building (courtyard)
• Other facilities — parking areas, storage rooms designated as common

Each owner’s share in the common parts is calculated based on the ratio of their apartment’s area to the total built-up area of the building.

General Meeting of Owners

The general meeting is the highest governing body of the condominium. It must convene at least once per year.

Calling a Meeting

A meeting can be called by:

• The building manager (управител)
• Owners holding at least 20% of the common parts
• The municipal mayor in certain circumstances

Notice must be given at least 7 days in advance by posting in the building entrance and sending written invitations.

Voting and Quorum

• Each owner votes proportionally to their share in the common parts
• Quorum requires owners representing 67% of the common parts for the first call
• If quorum is not met, a second meeting can be held one hour later with no minimum quorum
• Decisions on major repairs and improvements require a majority of all owners (not just those present)

Key Decisions

The general meeting decides on:

• Election and removal of the building manager
• Annual budget and maintenance fees
• Major repairs and renovations of common parts
• Rules of internal order
• Hiring a professional management company

Building Manager

Every condominium must have a manager (управител), who can be:

• An owner elected by the general meeting
• A professional management company hired by the owners

The manager’s duties include:

• Representing the condominium in dealings with third parties
• Collecting maintenance fees and managing the building fund
• Organizing repairs and maintenance of common parts
• Maintaining the building’s book of records
• Calling and chairing general meetings

Maintenance Fees and Building Fund

Owners must contribute to:

Monthly Maintenance Fees

Covering ongoing expenses such as:

• Cleaning of common areas
• Elevator maintenance
• Stairway lighting
• Building insurance (if agreed)

Fees are set by the general meeting and are typically BGN 5–20 per person per month, varying by building.

Repair and Renovation Fund

A mandatory reserve fund for:

• Major structural repairs
• Roof replacement
• Facade renovation
• Elevator replacement

Minimum contribution is BGN 1 per square meter per year for the owner’s unit.

Rights and Obligations of Owners

Your Rights

• Use your apartment and your share of common parts
• Vote at general meetings
• Access building records and financial documentation
• Challenge unlawful decisions of the general meeting in court within 30 days

Your Obligations

• Pay maintenance fees and building fund contributions on time
• Maintain your own apartment and avoid damage to common parts
• Follow the rules of internal order
• Allow access for necessary repairs to common systems
• Not alter common parts without approval of the general meeting

Common Issues for Foreign Owners

Foreign apartment owners in Bulgaria frequently encounter:

• Language barriers at general meetings (proceedings are in Bulgarian)
• Non-payment by other owners, leading to deteriorating common areas
• Unauthorized modifications by neighbors affecting structural integrity
• Difficulty participating in decisions when living abroad — consider appointing a local representative

Legal Support in Troyan

Condominium disputes and management issues can be complex, especially for foreign owners unfamiliar with Bulgarian law. Attorney Biser Dimov in Troyan advises apartment owners on their rights, represents them at general meetings, and resolves disputes with other owners or management. Contact us for assistance with condominium matters.