Building Permits Bulgaria | Documents & Process Guide

The Bulgarian building permit process follows specific procedures established in the Territorial Development Act (ZUT). Understanding requirements before starting saves time and prevents costly delays.

Overview of Permit Types

Bulgarian construction permits divide into categories based on project complexity:

Category 1: Major infrastructure, industrial facilities, and buildings over 15 meters height. Requires state-level approval.

Category 2: Residential buildings 4+ floors, educational and healthcare facilities. Regional administration involvement.

Category 3: Residential buildings up to 3 floors, most commercial buildings. Standard municipal processing—covers most private home construction.

Category 4-5: Minor structures, temporary buildings, and small modifications. Simplified procedures.

Most private homes fall under Category 3, which this guide focuses on.

Pre-Permit Requirements

Before applying for building permits, several preliminary steps must complete:

Land ownership documentation must be in order. Notarized deed (нотариален акт) establishes ownership. Property registry check confirms no encumbrances or disputes.

PUP compliance verification confirms your land’s building rights. The Detailed Development Plan specifies:

Building lines and setbacks
Maximum building height
Maximum built-up area percentage
Maximum total built area (including all floors)
Permitted uses (residential, commercial, mixed)

Visa for design (Виза за проектиране) authorizes architectural design. Apply through the municipality’s architectural department. Processing takes 14-30 days. This document specifies exact building parameters your design must meet.

Required Technical Documentation

Building permit applications require comprehensive project documentation:

Architectural Project (Part Архитектура)

Site plan showing building position, access, and landscaping
Floor plans of all levels including basement and roof
All exterior elevations
Building sections (minimum two)
Roof plan with drainage
Door and window schedules
Material and finish specifications

Structural Engineering (Part Конструкции)

Foundation design and details
Structural calculations
Reinforcement drawings (for concrete construction)
Connection details (for timber/steel construction)
Structural specifications

Electrical Installation (Part Електро)

Distribution board layouts
Circuit diagrams
Lighting plans
Socket layouts
External power connection details

Plumbing and Sanitation (Part ВиК)

Water supply layout
Drainage system design
Connection to municipal systems
Septic system design (if applicable)

Heating, Ventilation, Air Conditioning (Part ОВК)

Heating system design
Heat loss calculations
Ventilation layouts
Equipment specifications

Energy Efficiency Certificate

Thermal envelope calculations
Energy class determination
Compliance with energy regulations

Geodetic Survey

Topographic survey of site
Building stakeout plan
Level reference points

Fire Safety Documentation

Fire escape routes
Fire-resistant construction details
Fire detection and alarm systems

Application Process

The permit application follows defined stages:

Stage 1: Document Assembly Compile all technical documentation listed above. Each section requires licensed professional signatures. Architects sign architectural parts; structural engineers sign structural parts, etc.

Stage 2: Coordination Letters Obtain coordination from utility companies:

Electricity distribution company
Water supply company
Telecommunications (if applicable)
Gas supply (if applicable)

These letters confirm connection availability and technical requirements.

Stage 3: Submission Submit complete package to municipal architecture department. Include:

Application form (standard municipal format)
All technical documentation (3 copies)
Coordination letters
Ownership documents (copies)
Visa for design
Application fees

Stage 4: Review Municipal experts review documentation for code compliance. Review period is 30 days for Category 3 buildings. Reviewers may request:

Clarifications on technical details
Additional calculations or drawings
Modifications to achieve compliance

Stage 5: Approval or Revision If documentation is compliant, Building Permit (Разрешение за строеж) issues. If problems exist, you receive written requirements for corrections. Revised documentation resubmits for additional review.

Common Rejection Reasons

Applications frequently fail due to:

PUP non-compliance: Building exceeds permitted parameters (height, coverage, setbacks). Solution: Modify design before submission.

Incomplete documentation: Missing calculations, unsigned drawings, or absent coordination letters. Solution: Ensure completeness before submission.

Technical deficiencies: Structural calculations errors, energy compliance failures, or code violations. Solution: Correct technical issues with licensed professionals.

Ownership issues: Unclear property rights or outstanding encumbrances. Solution: Resolve legal matters before building plans.

Fees and Costs

Permit fees vary by municipality but typically include:

Application fee: 50-200 EUR (varies by municipality) Technical examination fee: Based on building value, typically 0.1-0.3% Utility coordination fees: 50-150 EUR per utility

Professional fees for documentation: Architectural project: 1,500-4,000 EUR depending on size and complexity Structural engineering: 500-1,500 EUR Other specialists: 200-500 EUR each

Complete cost breakdown includes permit expenses in total budget planning.

Timeline Expectations

Realistic timeline for residential permit:

Stage	Duration
Visa for design	14-30 days
Design development	4-8 weeks
Documentation compilation	1-2 weeks
Coordination letters	2-4 weeks
Municipal review	30 days (statutory)
Revisions (if needed)	2-4 weeks
Permit issuance	1 week
Total	3-5 months

Complex projects or difficult sites may extend these timelines.

Permit Validity and Extensions

Building permits remain valid for three years from issuance. Construction must commence (defined as foundation work beginning) within this period.

Extensions require application before expiry. Municipalities generally approve extensions unless regulations have changed significantly.

Permits become invalid if:

Construction doesn’t start within three years
Work stops for more than three years
Permitted design is significantly violated during construction

Working with Professionals

Our architecture services provide complete permit documentation including:

All architectural drawings and specifications
Coordination with structural engineers and specialists
Utility coordination management
Submission and review process management
Revision handling if required

Professional management significantly reduces rejection risk and timeline delays. Contact us to discuss your permit requirements.