What can I do about neighbour noise at night?

File a complaint with the manager for a violation report. The manager notifies the municipality for a fine. In serious cases, contact the police.

Condominium Ownership in Bulgaria — Rights, Duties & Management (2026)

Q: Can I refuse to pay if I disagree with a GM decision?

No. GM decisions are binding on all owners. You may appeal to the district court within 30 days, but the decision remains binding until set aside.

Q: Who is responsible for roof repairs?

The roof is a common part (Art. 38 ZS). Repair costs are borne by all owners proportionally to their ideal shares.

Q: Must tenants pay condominium contributions?

Tenants pay routine maintenance costs but repair fund contributions are the responsibility of the owner.

Q: Can the manager make decisions without a GM?

Only for urgent preservation of common parts (emergency repairs). A GM must be convened for approval shortly after.

Legal framework

The management of condominiums is governed by two principal legislative acts:

Ownership Act (ZS), Arts. 37–49 — regulates the proprietary aspects: what constitutes condominium ownership, which parts are common and which are individual, and the rights and obligations of owners.
Condominium Management Act (ZUES) — regulates organisational matters: how to convene a general meeting, how to vote, who manages the building, and what penalties apply.

What is condominium ownership

Under Art. 37 ZS, condominium ownership arises when separate floors or parts of floors, together with their ancillary premises in the attic or basement, belong to different owners. Owners of individual units hold individual ownership of their unit and ideal (undivided) shares of the common parts of the building.

Common parts (Art. 38 ZS)

The common parts of a building include: the land on which it is built, the yard, foundations, load-bearing walls, columns, floor slabs, staircases, landings, the roof, walls between separate units, water supply, sewerage, electrical, heating and similar installations, and lifts. Common parts cannot be divided — they are held by all unit owners in proportion to the value of their respective units (Art. 40(1) ZS).

General meeting — convocation, quorum and voting

The General Meeting (GM) is the supreme governing body of a condominium (Art. 11 ZUES). All owners or their representatives participate.

Convening a general meeting

The GM is convened by the manager or the supervisory board (controller), or upon request of owners holding at least 20 % of the ideal shares of the common parts (Art. 12(1) ZUES).

Convocation is effected by a notice placed in a visible and publicly accessible location at the entrance of the building, no later than 7 days before the date of the meeting (Art. 13(1) ZUES).

Quorum

The GM may deliberate if owners holding more than 67 % of the ideal shares of the common parts are present (Art. 15(1) ZUES).

If the required quorum is not reached, the meeting is adjourned by 1 hour and may proceed with owners holding no less than 33 % of the ideal shares (Art. 15(2) ZUES).

Voting majorities

Decision	Required majority
Routine maintenance and current repairs	Majority of 67 % of the ideal shares
Major repairs and renovation	Majority of 67 % of the ideal shares
Election of manager/supervisory board	Majority above 50 % of the ideal shares
Change of purpose of common parts	100 % of the ideal shares
Repair fund contributions amount	Majority of 67 % of the ideal shares
Owners’ association establishment	Owners with at least 67 % of the ideal shares
Appointment of a professional manager	Majority above 50 % of the ideal shares

Important: GM decisions are binding on all owners, including those who were absent or voted against (Art. 11(4) ZUES). An owner who considers a decision unlawful may appeal to the district court within 30 days of receiving the minutes (Art. 40 ZUES).

Manager vs professional manager

Manager — unit owner

Traditionally, management is entrusted to an owner (or occupant) elected by the GM for a term of 2 years (Art. 19(1) ZUES). The manager organises the implementation of GM decisions, represents the condominium in relations with third parties, monitors compliance with internal rules, and manages expenditure.

Professional manager

The condominium may entrust management to a professional manager (legal entity or sole trader) by GM decision adopted with a majority above 50 % of the ideal shares (Art. 19b ZUES).

New from 20 February 2026: Under the latest amendments to ZUES, only persons registered in the Register of Professional Condominium Managers at the Ministry of Regional Development and Public Works may carry out condominium management as a professional activity.

Key registration requirements include:

The person must not have been convicted of an intentional criminal offence of general character (unless rehabilitated);
Must have no outstanding public debts;
Must have administrative capacity of at least one person employed under an employment contract;
Registration is valid for 5 years and is subject to renewal;
Within 15 days of registration, the professional manager must take out Professional Liability insurance.

State fees for registration: EUR 80 (or EUR 72 for electronic filing).

Distribution of costs — who pays what

Type of cost	Who pays	How allocated
Routine maintenance (staircase, lighting, cleaning)	All owners and occupants	Equally per occupant or by GM decision
Current repairs (roof, facade, installations)	Owners	Proportionally to ideal shares (Art. 48 ZS)
Major repairs and renovation	Owners	Proportionally to ideal shares
Lift — maintenance	Owners of units on 2nd floor and above	Equally or by GM decision
Repair fund contributions	Owners	Proportionally to ideal shares
Property tax	Each owner for their unit	To the municipality

Practical note: Occupants who are not owners (tenants, usufructuaries) pay routine maintenance costs but do not contribute to the repair fund and do not vote on repair-related matters at GMs.

Repair fund

The repair fund is mandatory for every condominium (Art. 50 ZUES). It finances future repair activities — roof, facade, common installations, etc.

Key rules

The monthly contribution amount is determined by the GM with a majority of 67 % of the ideal shares.
ZUES sets minimum monthly contributions depending on the type of building.
Repair fund resources are deposited in a bank account held by the condominium or the owners’ association.
The manager reports on the use of funds to the GM.
Unpaid contributions can be collected through enforcement — the manager may file an application for a payment order under Art. 410 of the Civil Procedure Code (GPC).

Rights and obligations of owners

Rights (Art. 4 ZUES)

To use the common parts in accordance with their purpose;
To participate in the management of the condominium;
To request information from the management board/manager regarding their activities;
To inspect all books and documents related to management.

Obligations (Art. 6 ZUES)

Not to disturb public order and quiet (between 22:00 and 08:00, between 14:00 and 16:00 on working days);
Not to carry out activities threatening the structural integrity and safety of the building;
Not to carry out conversions without approved plans and building permits;
To pay management and maintenance costs;
To provide access to their unit for necessary repair works.

Penalties

Violation	Fine (EUR)
Non-payment of management and maintenance contributions	Court enforcement (Art. 410 GPC)
Breach of internal rules	Up to EUR 75 (natural persons)
Repeated breach of internal rules	Up to EUR 250
Carrying out professional management without registration	Up to EUR 5,000 (from 2026)

Violation notices are issued by the municipal administration, and penalty decrees are issued by the mayor (Arts. 56–57 ZUES).

Owners’ association

For more effective management, and particularly for applying to renovation (energy efficiency) programmes, owners may establish an owners’ association (Art. 25 ZUES). The association is a legal entity and is registered in a special register maintained by the municipal administration.

Establishment requires a decision by owners holding at least 67 % of the ideal shares. The association may apply for funding from the National Energy Efficiency Programme and European funds.

Frequently asked questions

Is it mandatory to have a manager?

Yes. Every condominium with at least 4 separate units belonging to different owners must have a manager or management board (Art. 9 ZUES).

Can I refuse to pay if I disagree with a GM decision?

No. GM decisions are binding on all owners. If you consider a decision unlawful, you may appeal to the district court within 30 days (Art. 40 ZUES), but until it is set aside, it remains binding.

What can I do if a neighbour makes noise at night?

You may file a complaint with the manager, who may draw up a violation report. The manager notifies the municipal administration for imposition of a fine. In serious cases, you may also contact the police.

Who is responsible for roof repairs — everyone or only those on the top floor?

The roof is a common part of the building (Art. 38 ZS). Repair costs are borne by all owners proportionally to their ideal shares, not only by those living on the top floor.

Can the manager make decisions without a GM?

The manager may take urgent action to preserve the common parts (e.g. emergency repairs following a roof leak) but must convene a GM for approval of the measures taken within a short timeframe.

Must tenants pay condominium contributions?

Yes, tenants pay routine maintenance costs (cleaning, lighting of common parts). However, repair fund contributions are the responsibility of the owner.

How can a manager who fails to perform their duties be replaced?

The GM may dismiss the manager at any time by decision adopted with a majority above 50 % of the ideal shares and elect a new one (Art. 19(7) ZUES).

Can I be fined for not attending a general meeting?

No, absence from the GM is not grounds for a fine. However, decisions taken in your absence are binding on you.

Conclusion

Condominium ownership in Bulgaria is governed by a detailed legal framework that balances the rights of individual owners with the need for collective management. Understanding the voting majorities, cost allocation rules, and the new requirements for professional managers is essential for every unit owner.

If you have questions about condominium management, disputes with neighbours, or need assistance with owners’ association registration, the Innovires Legal team is here to help.

This article is for informational purposes only and does not constitute legal advice. For specific legal matters, we recommend consulting a lawyer.