Building Permits in Bulgaria 2026 | Complete Application Guide
Obtaining building permits in Bulgaria can seem daunting, especially for foreigners unfamiliar with the system. However, the process is logical and straightforward once you understand the steps involved. This guide covers everything you need to know about getting permission to build your Bulgarian home.
Good news for smaller projects: homes under 100m² benefit from simplified requirements that make permits faster and easier to obtain.
Browse Under-100m² House Plans →
Understanding Bulgaria’s Building Categories
Bulgarian law classifies buildings into categories that determine permit requirements:
Category 5: Simplified Requirements (Under 100m²)
Residential buildings under 100m² fall into the simplest category:
- Fastest permit processing
- Reduced documentation requirements
- Self-build construction allowed (no licensed contractor required)
- Simplified construction supervision
- Lower fees in most municipalities
Our C-101 (80m²) and C-102 (97m²) designs specifically target this category.
Category 4: Standard Residential (100-200m²)
Homes between 100-200m² require:
- Full architectural documentation
- Construction supervision mandatory
- Some municipalities require licensed contractor
- Standard permit processing times
- Increased inspection frequency
Category 3 and Higher: Complex Projects (200m²+)
Larger homes and multi-unit buildings require:
- Licensed construction company mandatory
- Full project management
- Comprehensive safety documentation
- Extended permit processing
- Multiple professional sign-offs
The Building Permit Process: Step by Step
Step 1: Land Verification (1-2 weeks)
Before designing, verify your land’s status:
Required checks:
- Land is zoned for residential construction
- No encumbrances or legal disputes
- Utility connections available or feasible
- Access road exists or can be established
- No environmental restrictions
How to check:
- Request извлечение (extract) from land registry
- Check with municipality planning department
- Verify with cadastral agency (Агенция по кадастъра)
Step 2: Visa for Design (Виза за проектиране) (2-4 weeks)
Request design parameters from municipality:
This document specifies:
- Building zone on your plot
- Maximum building height
- Maximum footprint percentage (typically 20-40%)
- Required setbacks from boundaries
- Density limits (if applicable)
Required documents:
- Property deed
- Current cadastral sketch
- Application form
- Fee payment (varies by municipality, typically €20-50)
Step 3: Architectural Design (2-4 weeks)
Prepare construction documentation:
For under-100m² projects:
- Site plan showing building position
- Floor plans, elevations, sections
- Structural calculations
- Electrical and plumbing layouts
- Energy efficiency calculations
Using our ready-made plans: Our plans include most required documentation. Your architect (or Miglena) will adapt them to your specific site requirements.
Step 4: Technical Review (2-4 weeks)
Some municipalities require pre-submission review:
Technical council evaluates:
- Compliance with design visa
- Building code adherence
- Fire safety requirements
- Structural adequacy
- Utility connection feasibility
Step 5: Permit Application (4-8 weeks)
Submit complete application to municipality:
Required documents typically include:
- Completed application forms
- Property documents (notarized deed)
- Design visa
- Complete architectural drawings
- Structural calculations and drawings
- Electrical project
- Plumbing/water project
- Geodetic survey
- Land registry extract
- Neighbor notifications (if required)
- Fee payment
Fees vary by municipality:
- Small municipalities: €100-300
- Medium towns: €200-500
- Large cities: €300-800+
- Based on building size and complexity
Step 6: Permit Issuance
Once approved:
- Receive строително разрешение (building permit)
- Valid for 3 years (extendable)
- Can begin construction
- Must display permit at site
Timeline Summary
| Step | Duration | Notes |
|---|---|---|
| Land verification | 1-2 weeks | Can be done in parallel with design |
| Design visa | 2-4 weeks | Required before finalizing plans |
| Architectural design | 2-4 weeks | Using ready-made plans is faster |
| Technical review | 2-4 weeks | Not required in all municipalities |
| Permit application | 4-8 weeks | Varies significantly by municipality |
| Total | 11-22 weeks | Can be faster for under-100m² |
Special Considerations for Under-100m² Homes
Advantages
Building under 100m² offers permit benefits:
- Faster processing in most municipalities
- Reduced documentation requirements
- No construction company license needed
- Simplified supervision requirements
- Lower total fees
Still Required
Even for small homes, you need:
- Valid building permit
- Professional architectural plans
- Proper inspections at key stages
- Licensed electrician for electrical work
- Licensed technician for gas work (if applicable)
Our Plans Help
Ready-made plans under 100m² include:
- Pre-designed documentation ready for permit submission
- Compliance with Bulgarian building codes
- Structural calculations included
- Adaptable to specific site requirements
Construction Supervision Requirements
Under 100m² (Category 5)
- Owner can supervise construction
- Qualified technical supervision recommended but not mandatory
- Licensed professionals required for electrical and gas only
- Key inspection points still apply
Over 100m² (Category 4+)
- Licensed construction supervision mandatory
- Regular site inspections required
- Full documentation of construction process
- Professional sign-offs at each stage
Inspections During Construction
Regardless of size, expect inspections at:
-
Foundation completion
- Verify foundation matches approved plans
- Check reinforcement before concrete pour
-
Structural completion
- Walls, columns, beams in place
- Roof structure installed
- Before interior finishes
-
Final inspection
- Complete building as per plans
- All systems operational
- Safety features in place
- Receive certificate of completion (Act 16)
Act 16: Certificate of Completion
The final step for legal occupancy:
Requirements:
- Building matches approved plans
- All inspections passed
- Utilities connected
- Fire safety compliance
- Geodetic survey of completed building
Importance:
- Required for legal residence
- Needed for property sale/mortgage
- Essential for insurance
- Utility connections finalized
Common Permit Problems and Solutions
Problem: Land Not Zoned for Construction
Solution: Check zoning before purchase. Some agricultural land can be re-zoned, but this adds 6-12 months and significant costs.
Problem: Neighbor Objections
Solution: Maintain required setbacks (typically 3m from boundaries). Some projects require neighbor notification—maintain good relations.
Problem: Missing Documents
Solution: Use experienced architect familiar with local requirements. Our services include document preparation.
Problem: Design Changes After Permit
Solution: Minor changes may be allowed with notification. Major changes require permit amendment. Plan thoroughly before applying.
Working with Local Authorities
Tips for Success
- Be patient: Process times are guidelines, not guarantees
- Prepare complete applications: Missing documents cause delays
- Use local expertise: Architects familiar with your municipality know specific requirements
- Translate documents: All foreign documents need certified Bulgarian translation
- Maintain records: Keep copies of all submissions and receipts
Language Considerations
All applications must be in Bulgarian:
- Foreign documents require certified translation
- Application forms are in Bulgarian
- Technical specifications must be in Bulgarian
- Consider hiring local representative if not Bulgarian-speaking
Frequently Asked Questions
How long does it take to get a building permit in Bulgaria?
For under-100m² homes, expect 3-5 months from starting the process to permit in hand. Larger projects may take 4-6 months or more.
Can foreigners get building permits in Bulgaria?
Yes. EU citizens have equal rights. Non-EU citizens can build on land owned through a Bulgarian company. The permit process is identical regardless of nationality.
What happens if I build without a permit?
Illegal construction faces demolition orders and significant fines. It cannot be sold, insured, or mortgaged. Always obtain proper permits before building.
Can I use foreign architectural plans?
Foreign plans must be adapted to Bulgarian building codes and stamped by a Bulgarian architect registered with the Chamber of Architects. Our ready-made plans are already compliant.
Start Your Permit Process
Getting building permits in Bulgaria is achievable with proper preparation and professional guidance. Our ready-made plans are designed to simplify the permit process, particularly for under-100m² homes that benefit from reduced requirements.
Your next steps:
- Browse under-100m² plans — designed for simplified permits
- Review C-101 (80m²) and C-102 (97m²)
- Contact Architect Miglena for site-specific permit guidance
- Explore your region’s requirements via our location pages
All plans include 15% discount and compliance with Bulgarian building codes.
