Rental contract basics in Bulgaria
A tenancy in Bulgaria rests on the law of obligations, and a contract can arise even without being written down. An unwritten tenancy, however, leaves the tenant exposed in a dispute — this page sets out the parts a sound contract is built from.
Real estate · Last reviewed: 2026-08-16
The load-bearing parts of the contract
- Parties: the landlord's name and personal identification number, or company registration number for a legal entity, and the same for the tenant. The name must match the owner on the title document exactly.
- Subject: the full address, floor, cadastral identifier and any appurtenances such as a cellar, storeroom or parking space.
- Rent and due date: amount, currency, the day by which it is paid and the account it goes to.
- Term: start and end dates, how renewal works, and the notice each side must give to terminate.
- Handover protocol: meter readings, the furniture present and a photographic list of existing damage. This document cannot be produced later.
What a deposit is and is not
A deposit is security: money that must be returned at the end of the tenancy if there is no tenant-caused damage and no unpaid bills. It is not advance rent; "take the last month out of the deposit" only works if the contract says so explicitly. The contract should state in which cases deductions may be made, within how many days the deposit is returned, and that normal wear and tear does not count as damage. If the deposit is handed over in cash, insist on a signed receipt.
Photographs are the cheapest legal protection
Who pays which bill
Electricity, water, heating and internet are usually the tenant's, while the building maintenance charge (такса вход) depends on what was agreed. The critical detail is whose name the accounts are in: if the meters stay in the owner's name you pay without seeing the invoice, and if you transfer them to your own you also take on closing them when you leave. Either way, the contract should list each item separately — "bills are the tenant's" does not settle an argument about communal charges.
Notarisation, registration and the term
For a short tenancy a notary is not required and an ordinary written contract is valid. Notarised signatures and, for long-term tenancies, registration in the property register give the tenant strong protection: whether the contract can be asserted against a new owner turns on exactly that. If you are signing for a long term, agree in advance who bears the cost of notarisation and registration.
Is the person opposite really the owner
Ask for the title document
A notarial deed (нотариален акт) or another document proving ownership. Photograph it and check the name against the identity card.Verify through the cadastre
The cadastral map and the property register let you check the property identifier and the registered owner. The cadastre agency and the Registry Agency provide these searches through official channels.If they come with a power of attorney, read it
Does the representative have the right to let the property, and has the authority expired? A contract signed by someone without authority does not protect you.Watch for co-ownership
Where an inherited property has several owners, all of them must consent; the signature of one heir alone can be challenged later.
This is not legal advice
This is not legal or financial advice
Frequently asked questions
Is a verbal tenancy agreement valid?
As a rule it is, but it is very hard to prove. In a dispute about the rent, the term or the deposit, the side without a written text is effectively defenceless. Even a short written contract beats none.
What if the landlord does not return my deposit?
A deposit is security, so returning it is the rule and deducting from it the exception, which has to be justified. A signed contract, proof of payment and move-in and move-out photographs make your position strong; if no settlement is reached, the route is judicial.
Does my tenancy end if the flat is sold?
Not automatically, but whether the contract can be asserted against the new owner depends on its form and registration. That is precisely why notarisation and entry in the property register matter for long-term tenancies.
Sources
The information on this page is based on the official sources listed below. Legislation changes — open the links and verify the current position.
- Правно-информационна система lex.bg — Закон за задълженията и договорите — https://www.lex.bg/ · 2026-08-16
- Агенция по геодезия, картография и кадастър (АГКК) — https://www.cadastre.bg/ · 2026-08-16
- Агенция по вписванията — Имотен регистър — https://www.registryagency.bg/ · 2026-08-16
- Единен портал за достъп до електронни административни услуги (eGov) — https://egov.bg/ · 2026-08-16