Condominium law in Bulgaria (ZUES): owners' rights and fees
What Bulgaria's condominium law says, your rights and duties as an owner, and what changed from 2024. A practical guide for every owner.
Do you live in an apartment block? Then the Condominium Management Act (Закон за управление на етажната собственост, ЗУЕС) affects you directly, from the monthly fees you pay to the decisions on major repairs. In 2024 the law was changed substantially and many of the old rules no longer apply.
In this guide you will learn what the ЗУЕС regulates, what your rights and duties are as an owner, and what has changed since 2024.
❓What does the Condominium Management Act regulate?
Source: ЗУЕС, Art. 1-3
What has changed since 2024?
The 2024 amendments to the ЗУЕС brought important changes that make decision-making easier and widen the scope of the law:
| Change | Before 2024 | From 2024 |
|---|---|---|
| Quorum for decisions | 67% of ideal shares (идеални части, your share of the common parts of the building) | 51% of ideal shares |
| Uninhabited apartments | Did not pay maintenance fees | Pay as for 1 resident |
| Small buildings | The ЗУЕС did not apply to buildings with up to 3 units | The ЗУЕС applies to them too |
| Allocation of costs | By ideal shares | 3 methods, chosen by the General Assembly (Общо събрание, ОС) |
Main changes to the ЗУЕС from 2024
Important for small buildings
If you live in a house or a small building with 2-3 apartments, the ЗУЕС applies to you too from 2024. This means mandatory general meetings, a repair fund and formal rules for taking decisions.
Condominium Management Act (ЗУЕС)
Art. 33(8)
The new quorum for taking decisions
Official Bulgarian text
„Решенията на общото събрание се приемат с мнозинство повече от 50 на сто от представените идеални части от общите части...“
What are your rights as an owner?
As the owner of an apartment you have rights guaranteed by law, which no manager or neighbour can take away from you:
Owner's rights
The law guarantees these rights to every owner
Right to vote at the General Assembly
Your vote carries weight according to the ideal shares you own
Right to information
Access to all documents: budget, minutes, expenses
Right to use the common parts
Staircase, lift, yard, roof, according to their purpose
Right to challenge unlawful decisions
Within a 30-day period, before the district court
Right to call an extraordinary General Assembly
If you hold at least 20% of the ideal shares
Right to elect and to be elected
As manager, controller or member of the management board
Ask Pravko and get an answer with citations from the law.
What are your duties?
Rights come with duties. This is what you must do as an owner:
Owner's duties
Paying monthly maintenance contributions*
By the deadline and in the amount set by the General Assembly
Contributions to the Repair and Renovation Fund (Фонд „Ремонт и обновяване“)*
The legal minimum; more if the General Assembly decides so
Complying with the house rules (правилник за вътрешния ред)*
Quiet hours, cleanliness, pets and so on
Taking part in General Assemblies*
In person or through an authorised representative
Access for repair work*
Giving access to your property for repairs of the common parts
* Mandatory documents
Every month
Deadline for paying contributions (unless the General Assembly decides otherwise)
If you pay late, you owe statutory interest. If you do not pay for more than 3 months: order for payment procedure (заповедно производство).
How is a General Assembly held?
The General Assembly is the body that takes all the important decisions in a condominium. This is how it works:
Procedure for a General Assembly
Calling the meeting
The manager (управител) sends invitations to all owners at least 7 days in advance. The invitation must contain the agenda, date, time and place.
Checking the quorum
To be lawful, owners holding at least 51% of the ideal shares must be present (from 2024).
Holding the meeting and voting
The items on the agenda are discussed and voted on. Decisions are adopted with more than 50% of the shares represented.
Minutes
The secretary draws up minutes (протокол) of all the decisions. They are signed by the chair and the secretary.
Announcement
The decisions are posted in a visible place in the building within 7 days.
If there is no quorum
If there is no quorum, the meeting is postponed by 1 hour and held with those present, regardless of their number. That is why it is important to attend or to authorise someone to act for you.
How are costs shared?
From 2024 there are three ways to share costs. The General Assembly chooses which one applies:
| Method | How it works | Suitable for |
|---|---|---|
| Equally | Every apartment pays the same | Buildings with identical apartments |
| By ideal shares | According to the floor area of the apartment | Buildings with apartments of different sizes |
| Per unit | According to the number of separate units | Buildings of mixed use |
Three methods of allocation, chosen by the General Assembly
Example of how monthly costs are shared
Maintenance of the common parts
Cleaning, lighting, lift
10-30 BGN/month
Repair and Renovation Fund
Mandatory by law, for major repairs
Min. 1% of the minimum monthly wage (МРЗ) per sq. m
Management fee
If there is a professional manager
5-15 BGN/month
The exact amounts are set by the General Assembly of each building
Uninhabited apartments
From 2024 uninhabited apartments are NO LONGER exempt from fees. They pay as for one resident (Art. 51(9), item 1 of the ЗУЕС).
This also applies to inherited properties, apartments for sale or simply unoccupied homes.
What if a neighbour does not pay?
Non-payment of fees is the most common problem in a condominium. This is what can be done:
Collecting unpaid fees
Written notice
14-30 daysThe manager sends a written request for payment with a deadline.
General Assembly decision
The General Assembly can decide to take legal action.
An application is filed with the district court under Art. 410 of the Civil Procedure Code (ГПК). It is quick and cheap.
Enforcement proceedings
If the debtor still does not pay, a private enforcement agent (частен съдебен изпълнител) collects the sum by force.
5 years
Limitation period for condominium claims
After 5 years the debt is extinguished by limitation and cannot be collected by force!
Frequently asked questions
❓Do I have to pay for the lift if I live on the ground floor?
Source: ЗУЕС, Art. 51
❓Can I skip General Assemblies?
Source: ЗУЕС, Art. 15
❓Who pays for the roof repair?
Source: ЗУЕС, Art. 48-50
❓How do I replace the building manager?
Source: ЗУЕС, Art. 12, 33
Legal framework
Condominiums are governed by two main laws:
Condominium Management Act (ЗУЕС)
Art. 1-75
The main law on condominiums: management, decisions, costs
Official Bulgarian text
„Този закон урежда обществените отношения, свързани с управлението на общите части на сгради в режим на етажна собственост...“
Property Act (ЗС)
Art. 30-38
The basic rules on ownership in buildings with several owners
Official Bulgarian text
„Етажи или части от етажи, заедно с придадените към тях помещения в тавана или зимника, могат да принадлежат на отделни собственици...“
When you have questions about your condominium, always check the current text of the law: the 2024 changes replaced many of the old rules.
⚠️ Important
Pravko provides legal information, but it does not replace advice from a lawyer. For important legal matters, consult a licensed lawyer.
