How To Build In Bulgaria?

Bulgaria has quite a relaxed attitude towards construction. There is no need to stick to a specific door color or house paint but do not fall into the trap of thinking that there are no regulations to comply with. Besides the basic regulations of Bulgaria's Building Act there are different regulations in each Municipality in accordance with the local planning scheme and you will need to check the regulations that will apply for each plot of land that you are buying.

Land & Planning:

There are two types of land – agricultural and regulated .

Agricultural Land is usually the cheapest, because you are actually buying a field that can be used only for farming. If your main idea is to develop it then you need to regulate it first. It is not however, always possible to change the status of Agricultural Land, or Woodland, as there are many factors that affect this situation. There are three key factors that must be present – access, water and electricity supply.
Very important is to check whether the plot is in a protected area or not.

In most of the cases changing the status of a land is not a problem but do not assume it is 100% guaranteed.

Land Division:

Parcels of land may be divided into smaller parcels depending upon many factors. Each small plot will need access ,water and electricity supply in order to get individual status. A large plot that you think may be suitable for 4 houses, may only qualify for 2 or even just one.

Utilities:

This can be a really complex subject. Electricity is available in most locations and can be provided cheaply for single properties, or small developments, but for larger projects it is not unusual for the developer to be asked to pay for a transformer and associated equipment.

Water may be provided by the local water company, or from a private source. Do not assume that the pipe running past your land is available for you to use as many are private property. Drainage (Sewerage) can be both difficult and expensive to arrange, and has ceased many promising projects. In every case, it will pay you to engage the services of someone who is able to clarify the situation and negotiate on your behalf.

Plans:

Any new development will require professional architect to draw plans in accordance to building restrictions and parameters.

Builders:

This is potentially the most difficult decision to make. Building at home is difficult enough, but overseas can be next to impossible. You need a builder that can communicate with you clearly.

Bulgaria is not an expensive place to undertake building works , and even recent price-rises in materials and labor have not changed that position. Still it is vital to have a realistic idea about building costs, and the amount of work involved to do a particular project.

Traditionally, Bulgarian buildings are made from unreinforced brick with concrete stucco, or more recently, from steel-reinforced concrete with brick infill. Some buildings have concrete shear wall. Bulgarian buildings are energy inefficient, heavy, and take a long time to build. Wood and steel frame buildings are almost unknown.

Snag Inspections:

New homes are often riddled with defects or snags as they are known in the trade. This causes serious disappointment and frustration to homebuyers because most don't expect any problems and it can take real determination to get the developers back to carry out the necessary work. A good snag inspection can save you money and lots of nerves.