Problems with Neighbors: What the Condominium Management Act (ZUES) Says and How to Respond

Living together in buildings under condominium ownership often leads to conflicts between neighbors. The most common issues include noise, pollution, and violations of internal regulations. The Condominium Management Act (ZUES) provides specific mechanisms to deal with such situations and also sets out sanctions for systematic violations of the rules.

Obligations of Owners and Residents

According to Article 6 of the ZUES, every owner, tenant, or other resident is obliged to use their property in a way that does not disturb others. This includes following the internal building rules, complying with decisions of the general assembly, and carefully using the common areas.

Noise in the Building

Noise is one of the most frequent sources of tension. The ZUES does not specify quiet hours, but these are usually defined in the building’s internal regulations. Breaches of the established order can result in sanctions—both administrative and judicial—in cases of systematic disturbance.

Pollution of Common Areas

Polluting or disposing of waste in unauthorized places violates both hygiene rules and the law. Under the Waste Management Act, fines for individuals range from BGN 300 to 1000, and for repeated violations—from BGN 600 to 2000.

Procedure in Case of Violations

When a violation is identified, the first step is to collect documentary evidence—by drawing up a statement of findings from the building manager or witnesses. A verbal or written warning should then be sent to the offender. If the behavior continues, a general meeting is convened to discuss the matter. In cases of systematic violations, assistance may be sought from the municipal authorities or legal action may be initiated.

Sanctions under ZUES

Article 55 of the ZUES provides for the following administrative sanctions:

• For individuals – a fine from BGN 20 to 100

• For legal entities – from BGN 150 to 350

In cases of repeated violations, the sanctions are doubled. The building manager, the managing board, or even individual neighbors can report the violation to the competent authorities.

Conclusion

Peaceful coexistence requires order, respect, and communication. When this is not possible, the law provides clear rules and tools for protection. The most important thing is to understand that personal freedom ends where another person’s comfort begins.

This article does not constitute legal advice or an opinion regarding any specific situation or entity, and it does not claim to be exhaustive on the topic. For legal assistance in a similar complex and unresolved case, a legal consultation with a lawyer is recommended.