What are Act 14, Act 15 and Act 16 in Bulgaria, and who issues them?
The three terms describe different legal checkpoints, not interchangeable guarantees of completion. Act 14 accepts structural works; Act 15 assesses readiness for commissioning; final authorisation permits use. Construction professionals sign the earlier acts, while a public authority issues the occupation approval. The correct final document depends on the building category.
Act 14: acceptance of the structure
Act 14 is signed by the structural designer, contractor and responsible structural professional. It confirms acceptance of the building structure under the construction-control procedure. It says nothing about whether the whole project can be occupied. The Bulgarian Ministry of Economy describes this in guidance updated 18 June 2025 (official Act 14 guidance).
Structural acceptance does not guarantee completion or an occupation date. Buyers at this stage accept that uncertainty.
Act 15: readiness for commissioning
Act 15 is prepared by the commissioning party, designers, contractor and construction-supervision professionals. It describes the works and can record incomplete or defective items requiring correction. It is not permission to occupy, and it does not guarantee that final approval will follow. Source: Ministry of Economy guidance updated 18 June 2025 (Act 15 and 16).
Act 16: why the final document may have another name
For categories I–III, a State Acceptance Commission prepares formal Act 16; the National Construction Control Directorate (DNSK) then issues a permit for use. For categories IV–V, including many houses, the authority that issued the building permit instead issues a commissioning certificate. The Ministry explains this distinction in its guidance updated 18 June 2025 (commissioning procedures).
A seller may use “Act 16” as shorthand even when the final document has a different name. Ask to see the permit or certificate itself. An Act 16 protocol alone is not the subsequent permit for use.
Which construction stage means the building is legally habitable?
Only final authorisation makes a new-build legally usable: a permit for use for the relevant higher-category construction, or a commissioning certificate for the applicable lower categories. Neither Act 14 nor Act 15 permits occupation. Even a building that looks complete should not be treated as legally habitable without that final document.
Legal occupation and your agreed delivery standard are separate matters. Final authorisation does not show what interior work the seller has undertaken to provide or what additional expense you may face. Check the signed specification separately; for Kavaleo project information, consult the current homes page.
What can you do at Act 14, Act 15 and Act 16?
At Act 14, you can check structural acceptance, but you cannot move in legally. At Act 15, you can examine handover records and outstanding work, but occupation remains unauthorised. Once final permission is issued, lawful use is permitted. None of these documents, by itself, proves that every promise in your purchase contract has been met.
What happens to your money if you buy before final authorisation?
Buying before final approval puts money at risk in a property you cannot yet legally occupy. Construction might stall, defects may require further work, or permission may be refused until problems are corrected. A stage-linked payment schedule reduces exposure, but it does not guarantee completion or repayment if the developer fails.
A contract cannot make an insolvent developer able to refund you. Nor does reaching Act 14 or Act 15 prove that the project will finish. If you cannot afford a lengthy delay or disputed payments, a property with final occupation authorisation is the more cautious option.
Before transferring funds, instruct your own independent Bulgarian lawyer to check the following:
- Pay only against milestones defined in the contract and supported by agreed evidence.
- Check what happens when construction or final approval is delayed or refused.
- Confirm the legal rights being transferred and examine title and related documents.
- Agree which conditions must be met before final payment is released.
- Keep delivery specifications separate from construction-stage certificates.
A record of completed projects is useful but not a guarantee. Kavaleo reports more than 60 homes delivered, and buyers can inspect its earlier Polski Izvor development through satellite imagery. That shows buildings exist, not that a new purchase is risk-free. Kavaleo offers individually agreed payment plans and encourages independent legal review (developer information).
How can you verify which stage your Bulgarian property has reached?
Request the signed stage documents and have them matched to the exact building, not merely the development name. A property listing, photograph or verbal assurance is not proof. If the seller cannot produce the relevant documents, treat the claimed stage as unverified and do not release a payment dependent on that milestone.
- Ask for the building permit, construction category, property identification and the claimed Act 14 or Act 15 document.
- For occupation, request the permit for use or commissioning certificate, with its issuing authority and reference.
- For higher-category permits, check the DNSK public register. For a municipal certificate, contact the building-permit authority.
- Have your lawyer match cadastral and building details across the permit, certificates and the property being purchased.
- Investigate missing, inconsistent or untranslated documents before paying; promises to supply them later are not evidence.
There is not one online register covering every type of approval. For the Cherni Vrah area, Kameno Municipality publishes its commissioning-certificate procedure. Buyers considering The Countryside Collection II should verify documents for their specific building and plot, not infer the status from a neighbouring house. Current project information belongs on Kavaleo’s homes page.
Is a mortgage possible at Act 14, Act 15 or Act 16?
A mortgage may be possible before final authorisation, but it is never automatic. The bank assesses the borrower, collateral and property documents. Act 14 may meet a lender’s minimum construction-stage requirement; Act 15 does not guarantee lending. Even after final approval, the application can be refused. Confirm the financing before accepting binding payment dates.
UniCredit Bulbank says on its Virtual Mortgage Centre page (checked 16 October 2026) that its minimum stage for financing a property under construction is rough construction with Act 14. DSK Bank lists certain rough-construction apartments and garages under bank-specific conditions (checked 16 October 2026). Neither statement promises finance for every house or foreign applicant.
If the mortgage is essential to your purchase, obtain a property-specific decision and clarify disbursement conditions before signing. Otherwise you could owe the developer a payment the bank is unwilling to finance.
Frequently asked questions
Is Act 15 enough to move into a house in Bulgaria?
No. Act 15 records readiness for commissioning but does not permit occupation. The building needs the final permit for use or commissioning certificate appropriate to its category. Do not rely on appearances, connected utilities or the seller’s assurance; ask an independent lawyer to verify the actual authorisation before moving in.
Why does a Bulgarian listing say Act 16 when the document has another name?
“Act 16” is routinely used as a catch-all term for the final approval stage. For many houses, however, the official document is a commissioning certificate. For higher-category projects, an Act 16 protocol precedes the permit for use. Ask for the final issued document, not just the phrase used in the listing.
Can I buy a Bulgarian house at Act 14?
A purchase may be legally possible, but Act 14 is evidence of structural acceptance, not permission to occupy. The financial risk is greater while construction and approvals remain outstanding. If you cannot afford delays or money tied up in an unfinished project, buying at this stage may not suit you.
How long does Act 15 to final approval take in Bulgaria?
There is no reliable date for an individual development based on Act 15 alone. The authority must receive the necessary documents and can refuse approval where requirements are not satisfied. Ask the developer to specify the outstanding steps and have your lawyer check how delays affect your contractual rights.
Does Act 16 mean the interior is complete?
No. Final occupation approval concerns the building’s legal usability; it does not define everything the developer promised to deliver to you. Review the signed specification and budget for work outside it. For Kavaleo-specific project information, rely on the homes page rather than general assumptions about finishing.