Condominium rules and service charges in Bulgaria
Buying a flat in Bulgaria means acquiring not only the unit but a share of the building's common parts. That co-ownership is called etazhna sobstvenost, and it has its own rules and its own decision-making body. The service charge is how this community shares costs: the amount is set by the owners' assembly, not by a state authority, which is why there is no single answer to what a service charge costs in Bulgaria.
Real estate · Last reviewed: 2026-08-23
Who decides
The building's decision-making body is the general assembly of owners. It approves the budget, the cost items, repairs to common parts, and appoints management — either a manager chosen from the owners or a professional company authorised by resolution. Decisions go into minutes, and your payment obligation flows from those minutes rather than from a verbal understanding among neighbours.
What the charge covers
- Cleaning, lighting and maintenance of the staircase, entrance, lift and roof.
- The lift service contract and its mandatory periodic inspections.
- Repairs to common parts and contributions to the renovation fund where the assembly has resolved on one.
- Building-specific services such as security, garden upkeep or parking arrangements.
- Individual heating and water consumption is normally billed separately and should not be confused with the charge.
How shares and votes are counted
| Question | Usually determined by |
|---|---|
| Share of common costs | The unit's share in the common parts plus the assembly's resolution |
| Certain service items | The number of occupants, where the assembly has adopted that basis |
| Voting weight | The owner's share in the common parts |
| Tenants | Usage-related items fall on the tenant, ownership-related items on the owner |
Checks when buying a flat
Ask for arrears in writing
Have the manager confirm in writing whether the seller owes charges or fund contributions. That statement belongs on the negotiating table.Read the recent minutes
A pending major repair — roof, lift, façade — determines what you will be asked to contribute. If it has been resolved, price it into the deal.Check the building's registration
Condominiums are registered with the municipality, which is where management details are tracked; ask the relevant municipality about the status.Find out how charges are collected
Bank account or cash, and is a receipt issued? Collection without documents is management that cannot later be held to account.
For the amount, ask the building, not us
This is not legal or financial advice
Frequently asked questions
Do the seller's arrears pass to me?
Who owes what and how it is collected can become contentious, so the contract should provide for settlement before completion or a deduction from the price. A verbal assurance is not enough.
I do not live in the flat — do I still pay?
Items tied to ownership continue whether or not you use the flat. Items tied to the number of occupants depend on the basis the assembly has adopted.
I disagree with an assembly resolution — what can I do?
Properly adopted resolutions bind owners, and the route and time limits for challenging them are set out in the rules. Start by checking the notice of the meeting and the minutes.
Sources
The information on this page is based on the official sources listed below. Legislation changes — open the links and verify the current position.
- Закон за управление на етажната собственост — lex.bg — https://lex.bg/ · 2026-08-23
- Министерство на регионалното развитие и благоустройството (МРРБ) — https://www.mrrb.government.bg/ · 2026-08-23
- Столична община — регистър на етажната собственост — https://www.sofia.bg/ · 2026-08-23
- Община Варна — административно обслужване — https://www.varna.bg/ · 2026-08-23
- Единен портал за електронни административни услуги (egov.bg) — https://egov.bg/ · 2026-08-23
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