Rental contract in Bulgaria 2026: template, clauses, rights
A free template for a residential rental contract in Bulgaria: mandatory clauses, tenant and landlord rights, the deposit, and how to protect yourself.
You find the perfect apartment, agree the price, shake hands with the landlord: and now what? Before you move in, you must have a written rental contract. Without one you risk losing your deposit, surprise costs and even forced eviction without warning.
In 2026 the average rent for a two-room apartment (a bedroom and a living room) in Sofia is BGN 800-1,200 a month, and in premium districts it reaches BGN 1,500. With sums like these, a good contract saves you thousands of leva. Below you will find a free template, the mandatory clauses and your rights as a tenant or landlord.
❓What must a rental contract contain?
Source: ЗЗД, Art. 228-239
Free rental contract template
Most people look for a ready-made template. Instead of downloading an outdated document from the internet, draw up your contract with these mandatory points. Each clause is explained so that you know what to write:
Clauses for your contract
Parties to the contract*
Three names (first, middle, last), ЕГН and address as on the ID card of the tenant and the landlord. If the landlord is a company: its company identification number (ЕИК) and representative.
Description of the property*
Full address, floor area, floor, cadastral identifier (from the notary deed).
Rent and method of payment*
Amount in leva (or in euro at a fixed rate), payment date, bank account. Example: “BGN 500, by the 5th, to account BG...”
Term of the contract*
Start and end date. Maximum 10 years under the Obligations and Contracts Act (ЗЗД). Usual: 1 year with automatic renewal.
Deposit*
Amount (usually 1-2 months’ rent), conditions for return, time limit for return after moving out, grounds for withholding.
Utilities and charges*
Who pays electricity, water, heating, internet, the building entrance fee (такса вход, a charge for the common parts of the building) and the property tax on buildings (данък сгради). Write down each item separately.
Termination*
Notice period (usually 1-3 months), form (written), grounds for termination without notice.
Inventory of the property (annex)*
Condition of walls, floors, furniture, appliances. Signed together with the contract.
* Mandatory documents
Use this structure as a basis and adapt it to your situation. If you have a specific question about a clause, ask Pravko:
Ask Pravko and get an answer with citations from the law.
Steps to conclude a rental contract
Do not rush to sign. Follow these steps to protect yourself from future problems:
Process for renting a home
Viewing and negotiation
View the property, check for defects, agree the price and terms
Checking ownership
Ask for a document of ownership or a notary deed: make sure the landlord has the right to let the property
Drawing up the contract
Write all agreements down, do not rely on oral promises
Inventory of the property
Photograph everything: walls, furniture, appliances. The inventory is essential to protect the deposit
Signing
Both copies are signed by the tenant and the landlord, each keeps one
Paying the deposit
Pay against a receipt with the date and amount: never without a document!
For contracts over 1 year, registration in the Property Register protects you if the property is sold
Mandatory clauses in the contract
If any of these clauses is missing, insist on it being added before signing:
Mandatory elements of the contract
Full details of the parties*
Three names, ЕГН and address of the tenant and the landlord
Exact description of the property*
Address, floor area, floor, identifier from the cadastre
Term of the contract*
Maximum 10 years under the ЗЗД, usually 1 year
Rent and method of payment*
Amount in leva, payment date, bank account or cash
Amount of the deposit and when it is returned*
Typically 1-2 months’ rent, time limit for return after moving out
Who pays the utilities*
Electricity, water, heating, internet, building entrance fee: everything should be clear
Conditions for termination*
Notice, period, under what circumstances
* Mandatory documents
Obligations and Contracts Act (ЗЗД)
Art. 228
The main legal framework of rental relations in Bulgaria
Official Bulgarian text
„С договора за наем наемодателят се задължава да предостави на наемателя една вещ за временно ползване, а наемателят - да му плати определена цена.“
Ask Pravko and get an answer with citations from the law.
Rights and obligations of the tenant
As a tenant you have statutory rights that no contract can take away:
| Aspect | Rights | Obligations |
|---|---|---|
| Use of the property | To live in peace without interference from the landlord | To use the property for its intended purpose |
| Payments | To receive a receipt for every payment | To pay the rent on time (on the agreed date) |
| Deposit | To get your deposit back when you leave without damage | To keep the property in good condition |
| Repairs | To ask the landlord to repair serious damage | To take on minor repairs up to BGN 100-200 |
| Termination | To leave with notice as provided in the contract | To notify the landlord in writing |
A balance between rights and responsibilities as a tenant
Rights and obligations of the landlord
Landlords also have rights and responsibilities:
| Aspect | Rights | Obligations |
|---|---|---|
| Rent | To receive the rent on the agreed date | To issue receipts for the payments |
| Property | To terminate the contract in case of serious breaches | To hand over a property fit to live in |
| Access | To enter, with notice, for inspection or repair | Not to interfere with the tenant’s quiet use |
| Deposit | To keep the deposit for damage caused by the tenant’s fault | To return the deposit if there is no damage |
| Repairs | To deduct costs from the deposit for damage | To carry out basic repairs (roof, plumbing, electrical installation) |
The landlord has responsibilities: not only collecting rent
Tax obligations when letting out
If you let out a home, by law you must declare the income to the National Revenue Agency (НАП). Many landlords do not know about this obligation and risk fines.
Tax on rental income
Gross rental income (example: 12 months x BGN 800)
BGN 9,600/year
Normatively recognised expenses (10%)
Deducted automatically, without having to prove expenses (Art. 31 of the Personal Income Tax Act, ЗДДФЛ)
-BGN 960
Taxable income
BGN 8,640
Tax 10%
Declared in the annual tax return by 30 April
BGN 864/year
The sums are examples. If the landlord is a self-insured person, social security contributions are also due.
Fines for not declaring rent
- Up to BGN 500 fine for not filing a tax return (Art. 80(1) ЗДДФЛ)
- Up to BGN 1,000 for false declaration of income (Art. 80(2) ЗДДФЛ)
- Up to BGN 1,000 for a repeated violation (Art. 80(3) ЗДДФЛ)
Personal Income Tax Act (ЗДДФЛ)
Art. 31
Official Bulgarian text
„Облагаемият доход от наем или от друго възмездно предоставяне за ползване на права или имущество се определя, като придобитият доход се намалява с 10 на сто разходи.“
Deposit: rules and traps
The deposit is the most frequent cause of disputes in renting. Here is what you need to know:
Typical rental deposit
Standard deposit
The usual practice in Bulgaria
1-2 months’ rent
First month’s rent + deposit
Usually paid together when moving in
2-3 months’ rent
Total
3,00 лв
The deposit is returned within 7 to 30 days after moving out, if there is no damage
Critical mistake: no inventory = lost deposit
If you have no written inventory of the condition of the property when you move in, the landlord can keep your deposit for any damage: even damage that existed before you.
What to do: Photograph every room, the walls, floors, furniture and appliances. Note the date and email the photos to the landlord as evidence.
Term of the contract and renewal
The maximum term for a rental contract under Bulgarian law is 10 years. But what happens after it expires?
10 years
Maximum term under the ЗЗД (Art. 229)
A contract for a longer term is automatically reduced to 10 years
What happens when the term expires
After the term expires
The contract is renewed automatically
If neither party objects, the contract continues for an indefinite term
The terms stay the same
The rent and the other clauses are kept unless you agree otherwise
Termination is by notice
Typically 1-3 months depending on the contract or usual practice
Terminating the contract
There are three ways to terminate a rental contract. Choose the right one to avoid legal problems:
Ways to terminate
By mutual agreement
The best option. Both parties agree in writing and settle the terms
With notice
One party notifies the other within the period set in the contract (usually 1-3 months)
Without notice (extraordinary)
For serious breaches: non-payment of rent for more than 2-3 months, destruction of the property, use for illegal purposes
A common mistake
Many tenants simply leave without written notice. This can cost you the deposit and even additional months’ rent!
Always send written notice: by email with confirmation of receipt or by registered letter. Keep a copy.
Registration in the Property Register
For a long-term lease, registration in the Property Register (Имотен регистър) gives you important protection:
0.1%
Registration fee on the total rent for the whole period (minimum BGN 10)
Source: Registry Agency
For example: if the rent is BGN 500 a month for 2 years (BGN 12,000 in total), the registration fee is only BGN 12.
When to register the contract
Registration is recommended for
Contracts over 1 year
A statutory requirement for the contract to be effective against third parties
If the property may be sold
Registration protects your right to stay with a new owner
If you invest heavily in the property
If you make repairs or adaptations, registration gives certainty
Without registration, if the landlord sells the property, the new owner can evict you without notice. With registration, the new owner is obliged to respect the contract until the end of its term. Learn more about searching the Property Register and how to check ownership online.
Common mistakes
Avoid these traps that many tenants and landlords fall into:
Mistakes that will cost you money
- Oral agreements without a written contract: You cannot prove what you agreed. Always ask for a written contract.
- No inventory of the property: Without photos and an inventory, your deposit is at risk.
- Unclear terms for utilities: Who pays the heating? And the building entrance fee? If it is not written down, there will be disputes.
- Signing without checking ownership: It may turn out that the landlord has no right to let the property.
- Paying without a receipt: Without a document you cannot prove that you paid.
Practical tips
Before you sign a contract
Read the WHOLE contract carefully*
Check the document of ownership of the property*
Make a photo inventory of the property*
Specify all utilities in writing*
Keep a copy of the contract and all receipts*
Consult a lawyer if in doubt
Especially for long-term or expensive rentals
* Mandatory documents
A good rental contract protects both parties. Take the time to draw it up properly: it will save you a lot of headaches in future. See also the Condominium Ownership Act, notary fees calculator and power of attorney for the full picture in property transactions.
Ask Pravko and get an answer with citations from the law.
⚠️ Important
Pravko provides legal information, but it does not replace advice from a lawyer. For important legal matters, consult a licensed lawyer.
