Building Permits for Renovation and Alteration under Bulgarian Planning Law

Building permit for renovation and alteration

The Bulgarian Spatial Development Act treats certain renovation and alteration works as construction. Consequently, a building permit is required in many cases and, depending on the nature and scope of the work, approved design documentation may also be necessary.

The activities for which no building permit is required are exhaustively listed in Article 151 of the Act. The fact that work is described in everyday language as a “repair” does not by itself mean that it is exempt.

Questions that should be examined

• Will the work alter structural elements of the building?
• Will it affect the boundaries or use of common areas?
• Will the designated use of a room or part of the property change?
• Will loads on floors or structural elements change?
• Is adequate technical documentation available for the load-bearing structure and installations?

Depending on the answers, project documentation may be required to demonstrate structural stability and seismic resistance, safe operation, protection of life, health and property, fire safety and energy efficiency.

The statutory definitions of “construction works”, “major renovation”, “current repair” and “reconstruction” are contained in the supplementary provisions of the Spatial Development Act. The correct classification is important because it determines the applicable design, approval and permit procedure.

Where renovation is carried out on the basis of a building permit and approved designs, commissioning or another form of authorisation for use may be required after completion.

Before starting renovation or alteration works, owners and investors should obtain technical and legal advice. This article is for general information and does not replace advice on a specific project.