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In 2026, a safe purchase requires a professional risk-management standard: payments should be tied to documents and real progress, not to calendar promises. This approach protects your budget, makes bank financing easier to plan, and helps you avoid the classic trap: the apartment looks ready on paper, but the route to lawful use and a calm handover remains unclear.
A clear process map: from choosing the apartment to getting the keys
Use this as a quick reference when you decide to buy an apartment in a building under construction:
Building permit → Act 2 (site opened and construction line/level set) → Act 14 (shell stage) → certificate under Article 181 (administrative confirmation of completion stage) → installation and finishing works → Act 15 (completed building and formal handover) → commissioning (permit or certificate for use) → apartment handover process → utility accounts and real move-in
Why these acts are your compass when you decide to buy an apartment off-plan
When you buy in a new-build project, you are not buying only square meters. You are buying a process: permitting, construction, control, documentation, formal completion, and administrative commissioning. If the process is transparent, risk is managed. If the process is vague, the weight of risk shifts directly onto the buyer through delays, compromises, and unexpected costs.
That is why these milestones matter. They turn the conversation from promises into verifiable facts. In projects managed by a developer with a long track record and clear standards, the steps are handled through internal control and structured documentation. In this market, reputation is built on consistent delivery.
Act 14 and the certificate under Article 181: the difference most buyers misunderstand
This is one of the most important topics in off-plan purchases and, at the same time, one of the most misunderstood.
What Act 14 means in practice
Act 14 confirms that the structure is completed and the building has reached shell stage. At this point, the building is physically visible as volume and form, and the core part that is most expensive to correct later (the structure) has passed formal acceptance within the construction process.
One crucial point: Act 14 does not mean the apartment is ready to live in. It means the foundation of the asset is built and accepted as a structure.
What the Article 181 certificate is and why it matters
The certificate under Article 181 is an administrative document confirming the completion stage (most commonly shell stage). It becomes important in situations where a third party wants administrative confirmation rather than only a construction act, for example:
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in certain notarisation structures and transaction formats
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in bank financing, when the bank prefers an administrative document confirming the stage of completion
Why they are not interchangeable
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Act 14 is a document inside the construction control process.
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The Article 181 certificate is an administrative confirmation of the completion stage.
In a well-managed project, both documents work together and remove the grey zones that create uncertainty for the buyer.
Property investment logic: why Act 14 is the risk and return turning point
In property investment, the most dangerous period is not the last one. It is the early period, because your financial exposure grows while the asset is not yet fully “visible.” Act 14 is the moment when value becomes measurable and checkable.
After Act 14, you can evaluate parameters that directly affect value:
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real daylight and orientation, beyond 3D visuals
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actual views and potential future obstructions in surrounding development
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terrace detailing and drainage logic, where costly defects are born
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vertical shafts and accessibility for future maintenance
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overall geometry and execution consistency
For a buyer planning resale or rental income, this is the moment when the project stops being a concept and becomes a real, physically executed asset.
Act 15: the building is completed, but move-in is not yet guaranteed
Act 15 is the stage where the completed building is formally handed over from the contractor to the developer together with the construction documentation. For buyers, this is a critical moment because it:
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shows whether the building is completed in line with the approved design
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reveals any deviations and how they are documented
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starts the final path toward commissioning and lawful use
This stage clearly separates professionally managed projects from projects that “solve problems at the end.” In weaker projects, buyers see long lists of unfinished items, unclear responsibility, and pressure to close the process on paper. In strong projects, Act 15 is predictable because quality is controlled during execution, not after the fact.
In practice, experienced developers make inspections around Act 15 calmer because internal control removes most typical defects while work is still ongoing. That is how credibility is built: defects are prevented early, not “negotiated” at the end.
What to check around Act 15
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Is there as-built documentation (documents reflecting what was actually built) if changes occurred
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Are common areas and key installations completed, or do unfinished parts risk delaying commissioning
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Is there a clear plan for fixing observations and who is responsible for that plan
How to choose a new-build in Sofia or Burgas that will not stall after Act 15
Sofia and Burgas are different markets, but buyer risk is measured the same way: transparency and process.
In Sofia, pressure often comes from complex urban coordination, tighter schedules, and more stakeholders. In Burgas, pressure may come from seasonality, coastal environment specifics, and utility connection procedures in certain zones.
Regardless of the city, three signs strongly suggest the project will not stall at the most inconvenient moment:
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Documentation is organised and provided without evasiveness
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Schedules are tied to stages and control, not to optimism
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There is visible internal quality control and clear communication with buyers
Bank financing logic: how the bank evaluates an apartment under construction
It is important to speak realistically. Bank policies differ, and decisions depend on your profile, the valuation, the specific project, and the risk the bank sees.
The core principle is simple: the bank finances collateral, not intention. The more complete the building is, the lower the risk, and the easier funding becomes.
What this means in practice
In many cases, the bank releases funds in tranches. That means you do not receive the entire amount at once, but in parts, aligned with construction stages.
Practical milestones to keep in mind
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Before Act 14, financing is often limited or requires additional collateral
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After Act 14, financing becomes more realistic because shell stage reduces risk
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Around Act 15, banks are typically more comfortable because the building is completed as a construction object
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Final commissioning often unlocks last tranches and closes the financing cycle
Critical point: align your contract payment schedule with the bank’s tranche schedule so you do not face a funding gap at the exact moment a contract payment is due.
Mini scenario: Sofia purchase with a mortgage and a fixed budget
A buyer plans to purchase an apartment in Sofia relying on a mortgage to cover most of the price. The bank approves funds in stages: first after Act 14, second around Act 15, and final after commissioning. If the purchase contract demands payments by calendar dates rather than by milestones, the buyer can face a serious funding gap. The solution is to build a schedule from the start where payments follow documents and real progress, not dates.
Energy efficiency and commissioning: how documents affect your future monthly costs
Energy efficiency is not marketing. For owners, it means:
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lower heating and cooling bills
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more stable comfort, less overheating, less condensation
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stronger value in resale or rentability, because buyers increasingly compare running costs, not only price
How to approach it without technical jargon:
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façade and insulation quality: how well the building keeps heat and cool
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windows and installation: installation quality often decides real performance
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systems and air quality: comfort is not only temperature, but also air
Payments: why decisions should follow documents, not calendar promises
In an off-plan purchase, safety comes from one discipline: payments should follow real execution and documents.
A practical payment structure that reduces risk
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a limited deposit after verifying the permit and core project documentation
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a payment after proven shell stage and Act 14 documentation, plus administrative confirmation when required
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a payment after clear progress in installations and finishing works, around Act 15
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a final payment after commissioning and a structured apartment handover with documented observations and deadlines
Site inspections during construction: what to check to avoid expensive surprises
You do not need to be an engineer. You need a systematic checklist.
Inspection around Act 14
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terraces, slopes and drainage, where future leaks often start
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roof and water drainage logic
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shafts and vertical risers: whether the design is logical and accessible for maintenance
Inspection before Act 15
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window installation: joints, stability, mechanisms
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common areas: stairs, lighting, entrance, lift zones
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installations: panels, risers, routes and access
Apartment handover: how to close the process calmly and without compromises
Handover is not a formality. It is the moment when the condition is recorded, observations are documented, and deadlines are set.
Mini checklist for apartment handover
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walls and floors: flatness, corners, moisture traces
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bathrooms: drains, slopes, wet-zone detailing
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windows: seals, operation, locking
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electrical and plumbing: tests of outlets and pressure
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doors: frames and closing
Mini checklist for common areas
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entrance and access control
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lighting and finished zones
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parking and access routes, if included in the project scope
Mini scenario: why a buyer in Burgas may wait months for electricity, even after commissioning
A buyer purchases an apartment in Burgas planning to live there in summer and rent it out during the rest of the year. The building reaches commissioning, yet the apartment still lacks a normal electricity account for months due to delays in administrative steps and coordination between parties. In such a case, the building may be lawful, but real use becomes difficult.
How this is prevented: around Act 15, the buyer should require a utility-connection plan with clear deadlines, required documents, and a named person responsible for moving the process forward. This is organisational discipline, not luck.
FAQ: 15 questions that should have clear answers before any major payment
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Is there a valid building permit and does it match what you are buying
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Who is the developer, the contractor, and the supervising entity
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When is Act 14 planned and how will you see it as a document
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Is an Article 181 certificate required for this transaction format
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How are payments tied to stages and documents
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What exactly does Act 15 mean in this project
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How are observations managed and what are the deadlines around Act 15
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What is the commissioning plan and expected sequence
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How are payments aligned with bank tranches if a mortgage is used
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How are site visits and inspections organised before signing key documents
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How are changes and deviations documented, if they exist
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How does apartment handover work and how are observations recorded
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How are utility accounts handled and who is responsible for coordination
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What do the energy-performance characteristics mean for future costs
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Who is your dedicated contact person up to the final keys
A final decision framework
If you decide to buy an apartment in a new-build project in 2026, think like someone managing risk. Money follows documents and real execution. Require transparency, ask the right questions, and align your contract with bank logic if you use financing. This turns the purchase into a structured process, not a chain of hopes.