Apartment handover inspection
An independent inspection of the apartment before you sign the handover protocol with the developer.
Act 14, 15 and 16 – what they mean
A short, clear explanation of the documents and stages your new home goes through in Bulgaria – and what you can do at each one.
Photo: A new residential building in the final stage of construction2400×1350 px · acts-hero
“Act 14”, “Act 15” and “Act 16” are the everyday names of forms under Bulgaria’s Ordinance No. 3 of 2003 on the acts and protocols drawn up during construction. They mark key milestones for the building – not for your individual apartment.
The information on this page is general and does not constitute legal advice. Please consult a lawyer about your specific situation.
The three acts at a glance
| Act | What it certifies | What it means for the buyer | What we can do |
|---|---|---|---|
| Act 14Statement of acceptance of the structure | The shell is complete – the building’s structure has been built and accepted. | The building is a shell. Ownership is often transferred by notarial deed at this stage – the terms depend on your contract. | Site visit and measurement, design and 3D visualisations, changes to electrics, plumbing and walls, planning early orders. |
| Act 15Statement establishing that the construction is ready for acceptance | Construction and installation works are complete and the building is ready to be handed to the client. | The building is finished but not yet approved for use. Some developers organise apartment viewings at this stage. | Handover inspection (if the developer hands over now), finalising the design, ordering kitchen, doors and furniture. |
| Act 16Protocol establishing that the construction is fit for use | The building is fit for use. On this basis a use permit or commissioning certificate is issued – depending on the building category. | The building can be used legally and connected to permanent utilities. Apartments are usually handed over to buyers at this point. | Handover inspection, starting the works to a finished design and schedule, installing the ordered furniture. |
Levels of completion
These terms are widely used but have no single binding definition. The table shows the most common case.
| Level | What it usually includes | What is usually missing |
|---|---|---|
| Bare brick | Structure, external and internal masonry; usually windows and entrance door; power and water supply up to the apartment. | Plaster, internal electrical and plumbing installations, screed and all finishing work. |
| Rough plaster | Lime-cement plaster on the walls, internal electrical and plumbing installations up to the outlets; often cement screed too. | Gypsum skim coat, flooring, tiling, bathroom, doors, switches and sockets, lighting. |
| Plaster and screed | Gypsum skim coat on walls and ceilings, cement screed, electrical and plumbing outlets, windows, entrance door; sometimes primer or paint. | Flooring, tiles, sanitary ware, interior doors, switches and sockets, light fittings, kitchen and furniture. |
| Turnkey | Finished walls, flooring, bathroom with sanitary ware, interior doors, switches and sockets – the home can be lived in. | Usually kitchen, built-in cabinets, light fittings and furniture. The scope varies widely between developers. |
Three things to remember
Screed is not a floor finish
Cement screed is the base on which the floor finish is laid – laminate, parquet, vinyl or tiles. Local levelling is often needed before the final finish.
Your contract defines the level
What exactly you will receive is set out in your contract with the developer and its annexes. Check what yours says – do not rely on the term alone.
Act 16 does not mean a finished apartment
Act 16 certifies that the building is fit for use. Your apartment may still be at the level agreed with the developer – for example “plaster and screed”.
Why Act 14 is the best moment
The earlier we start, the more decisions can be made calmly – and the sooner after Act 16 you will live in a finished home.
Time for an unhurried design
The design takes 3–6 weeks. At Act 14 there is time for decisions, revisions and a calm choice of materials.
Changes while walls are open
Moving electrical points, plumbing outlets and walls is easier before plastering – if the developer allows it.
Early orders
Made-to-measure kitchens, doors and furniture take 4–10 weeks. Ordered in time, they are ready when needed.
Start right after Act 16
The design, quote and contract are ready. Works begin as soon as we get access to the apartment.
Related services
Changes as early as Act 14
Relocating electrical points, plumbing outlets and walls while it is still straightforward.
FAQ
Shouldn’t the developer have finished the apartment by Act 16?
Not necessarily. Act 16 certifies that the building is fit for use, not that the apartment is turnkey. How far the developer finishes the apartment is set by your contract – check what yours says. This is general information, not legal advice.
What does “plaster and screed” include?
Usually: gypsum skim coat on walls and ceilings, cement screed on the floor, windows, entrance door, electrical and plumbing outlets. It does not include flooring, tiles, bathroom, interior doors, switches and sockets, lighting or kitchen. The exact scope depends on your contract with the developer.
When should I contact you – at Act 14, 15 or 16?
Ideally at Act 14. There is then time for an unhurried design, for changes to electrics and plumbing while the walls are still open, and for early orders of kitchen, doors and furniture. We can also start at Act 15 or 16 – the overall time to the keys is then usually longer.
What happens if the developer delays Act 16?
The design and early orders do not depend on Act 16 and continue as planned. The works schedule moves with the actual date we get access to the apartment. The contract describes how such cases are handled – for example storage of furniture that is already made. For your relationship with the developer, please consult a lawyer.
The information on this page is general and does not constitute legal advice. Please consult a lawyer about your specific situation.
Tell us about your apartment
The first consultation is free and without obligation. We will look at the condition of the property, which package fits and what timeline is realistic.