Construction Stages in Bulgaria: What You Need to Know About AKT 14, 15, and 16

Introduction:
When purchasing property in Bulgaria, it's important to familiarize yourself with the different construction stages and the associated legal aspects. These stages are regulated by documents known as "AKT" (updated permits), which reflect the progress of construction work. On this page, you will learn what AKT 14, AKT 15, and AKT 16 mean, and what legal rights and obligations are tied to each of these stages.

1. Construction Stage AKT 14 (Technical Completion)

What is AKT 14?
AKT 14 is issued when the external structure of the building (such as walls, windows, and the roof) is completed. Technical systems like water, electricity, and plumbing may not yet be installed, but the building has taken its basic form.

What does this mean for you as a buyer?
At AKT 14, the building is not yet usable. It is considered "technically completed," but essential systems like electricity and water are still missing. While you may sign purchase agreements, the property is not yet ready to be inhabited.

Legal Rights:

  • You cannot move into the property at this stage.
  • However, purchase contracts can still be signed as the property is considered "technically completed."
  • Banks generally do not issue loans at this stage, as the property is not yet habitable.

2. Construction Stage AKT 15 (Completion of Interior Works)

What is AKT 15?
AKT 15 is issued when the interior works of the building are completed. Systems like heating, electricity, water supply, and plumbing have been installed, but the building has not yet passed the final inspection or received certification for occupancy.

What does this mean for you as a buyer?
At this stage, the interior of the building is generally functional, but there may still be finishing touches required. The property may not be ready to move in yet, as some work may still be pending.

Legal Rights:

  • You cannot move into the property at this stage.
  • You can still sign the purchase agreement, but you cannot yet occupy the property.
  • Banks may not issue loans, as AKT 15 is not considered the final completion of construction.

3. Construction Stage AKT 16 (Full Completion of the Building)

What is AKT 16?
AKT 16 is the final permit issued when the building is fully completed. All construction work, both external and internal, has been finished, and the building has passed all necessary inspections and certifications from the relevant authorities.

What does this mean for you as a buyer?
At AKT 16, the property is ready to be used. All work is completed, and the building is officially approved for residential or commercial use. You can move into the property and use it as intended.

Legal Rights:

  • You can move into the property and use it as you wish.
  • All legal transactions can be completed, including obtaining a mortgage loan.
  • Banks generally issue loans only after AKT 16 is received, as the property is now considered fully functional.

Important Notes:

  • Loans and Financing:
    It's important to know that banks in Bulgaria only grant loans for property purchases after AKT 16. This means if you need a mortgage, you will have to wait for the building to receive the final permit.

  • Construction Status and Legal Implications:
    Your rights and ability to use the property depend on its stage of completion. It's crucial to check the construction stage and AKT status before making a purchase decision.

  • Managing Risks:
    If you purchase a property before AKT 16, make sure you are aware of the risks, especially regarding habitability and possible delays in completing the construction. It is always advisable to consult a lawyer to ensure your investment is secure.

Conclusion:
Buying property in Bulgaria requires a thorough understanding of the construction stages and their legal implications. AKT 14, 15, and 16 are clear stages that determine the progress of the project and the property's readiness for use. Before making a purchase, make sure you are well-informed and consider all legal and financial aspects.

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