Condominium ownership is one of the most common forms of property ownership in Bulgaria. It arises when a building contains individual units—such as apartments, studios, garages, or commercial premises—that are owned by different persons, while at the same time there are common areas of the building that are jointly used.
The rights and obligations of the owners, the management of the building, and the procedures for decision-making are primarily governed by the Condominium Management Act (CMA).
What is condominium ownership?
Under Bulgarian law, condominium ownership arises when a building contains at least two separate units owned by different persons.
Condominium ownership includes:
Individual units:
apartments
studios
offices
garages
shops
Common parts of the building:
roof
facade
foundations
staircases
elevator
corridors
yard (if shared)
The common parts belong to all owners proportionally to their share in the common areas of the building.
Who participates in condominium ownership?
The following persons participate in the management of condominium ownership:
owners of individual units
users
residents
Owners have the broadest rights, as they hold ideal shares in the common parts of the building.
Management bodies of condominium ownership
According to the Condominium Management Act, the main bodies are:
General Meeting
The General Meeting is the supreme governing body of the condominium.
It adopts decisions regarding:
maintenance of the common parts
carrying out repairs
the amount of monthly fees
the election of a manager or management board
the internal rules of the building
Decisions are adopted by a specific majority, depending on the type of matter.
Manager (or Management Board)
The manager represents the condominium and organizes its day-to-day management.
Their main responsibilities include:
implementation of the decisions of the General Meeting
collection of maintenance fees
organization of repairs
keeping documentation of the condominium
The manager is elected by the General Meeting for a fixed term.
What are the obligations of the owners?
Owners in a condominium have a number of legal obligations.
These include:
participation in the costs of maintaining the common parts
compliance with the internal rules
refraining from actions that disturb other residents
participation in the General Meeting
Each owner is obliged to pay the costs of management and maintenance of the common parts, regardless of whether they occupy the property or not.
How are decisions made in a condominium?
Decisions are made by the General Meeting of the condominium, with votes determined according to the owners’ shares in the common parts of the building.
The law provides for different types of majority, for example:
simple majority – for routine matters
qualified majority – for important decisions
unanimity – in certain cases, such as changing the purpose of common parts
The proper conduct of the General Meeting is extremely important, as unlawfully adopted decisions may be challenged before the court.
Challenging decisions of the General Meeting
Under the Condominium Management Act, any decision of the General Meeting may be challenged before the district court if it has been adopted in violation of the law or the established procedure.
The time limit for this is 30 days from becoming aware of the decision, but no later than 1 year from its adoption.
This right is an important safeguard against unlawful decisions or abuses in the management of the building.
Common disputes in condominium ownership
In practice, disputes often arise in relation to:
non-payment of maintenance fees
unauthorized repairs
noise and disturbance of internal order
decisions of the General Meeting
use of common parts
These disputes often require legal intervention and court protection.
Legal assistance in condominium disputes
Issues related to condominium ownership can be complex and may lead to prolonged conflicts between neighbors. In many cases, legal consultation helps in finding a lawful solution and protecting the rights of the owners.
A lawyer can assist with:
challenging decisions of the General Meeting
disputes between co-owners
collection of unpaid fees
drafting internal rules
legal analysis of condominium management
Contact Attorney Anelia Ivanova for legal assistance
If you have a legal dispute related to condominium ownership or need assistance regarding decisions of the General Meeting, building management, or owners’ rights, it is important to obtain competent legal advice.
Contact Attorney Anelia Ivanova for a consultation to receive professional legal assistance and protection of your rights.
Timely legal advice can help you avoid future conflicts and protect your interests as a property owner.
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