Bulgaria has quite a relaxed attitude to new construction, while renovation work offers few problems in terms of 'Red-Tape', but do not fall into the trap of thinking that there are no regulations to comply with.  Existing housing is in a very poor condition and the government is determined to raise the standard through a framework of Building Regulations that are quite the equal of any that you may find in the UK.

Land & Planning:

There is lots of land for sale, Agricultural Land, and other land that may be Regulated or Unregulated.   Prices vary for many reasons, but there is a definate difference between these three types of status.

Agricultural Land is usually the cheapest, because what you are buying is a field.  A buyer will then attempt to get the land Regulated (and possibly divided into plots) to increase its value, and to enable development to take place on it.  It is not however, always possible to change the status of Agricultural Land, or Woodland, as there are many factors that affect this situation, so do not always believe Agents when they tell you that land can be Regulated.

With EU entry there is also the question of whether a particular area is to be classed as Habitat or of Environmental interest; if it is then building is out of the question.  We charge very little to research the status of a particular land-parcel, so before you spend real money, it may be worth digging a little deeper.

It is not usually a problem to bring Unregulated Land into Regulation, but again, do not assume that this is a 100% certainty.

Land Division:

This is a different subject.  Parcels of land may be divided into smaller parcels depending upon many factors, some of which are not always obvious.  Building plots will need access and frontage to qualify for individual status, with watercourses & powerlines bringing their own restrictions.  A large plot that you think may be suitable for 4 houses, may only qualify for 2 or even just one, and expert knowledge and negotiation may be necessary to maximise the return on your investment.

Utilities:

This can be a really complex subject.  Electricity is available in most locations and can be provided cheaply for single properties, or small developments, but for larger projects it is not unusual for the developer to be asked to pay for a transformer and associated equipment: not cheap!

Water may be provided by the local water company, or from a private source.  Do not assume that the pipe running past your land is available for you to use as many are private property.  Drainage (Sewerage) can be both difficult and expensive to arrange, and has scuppered many promising projects.  In every case, it will pay you to engage the services of someone who is able to clarify the situation and negotiate on your behalf.

Plans:

Any new development will need professionaly-drawn plans to be submitted to the Local Authority before work begins, whether you are building a 4 bed villa or a porch.  You will find that only plans drawn by a qualified Bulgarian Architect will be accepted as this is one profession that guards its income well.  Try to get a fixed and written agreement on the cost of drawing plans as they are expensive, even by UK standards.

Builders:

This is potentialy the most risky and difficult decision to make.  Building at home is difficult enough, but overseas, with a shaky or non-existant grasp of the language this can be next to impossible.

If its a simple renovation job, then the regulations are not a problem, so long as no new additions are made to the original building.  In this case its only the honesty and capability of the builder that you need to worry about.

However, in the case of a new construction (whole house or addition) you will need to be certain that the proper formula is applied to your work, and that a Qualified Project Manager is retained to oversee the work and to sign the vital completion documents at the end of the build.  Please do not listen to builders and agents that tell you that it is not necessary to comply with planning or building regulations: if your construction is not legal then it will be demolished.

Such is the importance of complying, that we do not undertake any work, renovation or new-build unless our Project Manger is supervising it.

Back to the Builder.  What to look for in a builder?  You must be able to communicate clearly and undestand each other.  Firstly, where are you meeting with your builder, does he have an office, or are you only meeting on site?  Can he show you examples of his work?  Will he draw-up a clear quotation and contract for you?  Can he provide references from clients?  Trust is vital as this relationship means the difference between success and disaster.

At this point I have to mention pricing.  Bulgaria is not an expensive place to undertake building works, and even recent price-rises in materials and labour have not changed that position, but it is vital to have a realistic idea about building costs, and the amount of work involved to do a particular project.

One other thing to remember is that Bulgarian Builders have a habit of quoting very low prices in order to get the work, taking a large initial payment and then raising the price half way through.  This can make comparing quotations very difficult and creates a false impression of the real cost of construction.  I have seen prices quoted that are lower than the cost of the materials needed for the job.  So you must ask yourself why someone would want to do your work for less than cost?

We can offer a complete range of services to our clients and are able to undertake anything from a small renovation job to the planning and construction of a holiday complex.  We offer contracts to our clients, at a fixed-price, with full and professional project-management throughout the process.