Luxury New-Build Properties: What Do Acts 14, 15, and 16 Mean?

In a preliminary agreement, "Act 14" may mark the due date for the next installment, "Act 15" may be linked to the completion of construction, and the anticipated "Act 16" may serve as a reference point for moving in. However, each of these milestones signifies a distinct event. When purchasing a property under construction, you must simultaneously monitor the documentation, payment terms, and the agreed-upon specifications for both the apartment itself and the common areas. The first question arises as early as Act 14: while the structural framework has been approved, what exactly can be legally transferred to you at this stage?

These distinctions have a direct bearing on the transaction. They clarify what you can acquire at a given stage, when scheduled payments fall due, and from what date the building may be legally occupied. In the case of high-end properties, there is also the question of whether the actual construction aligns with what was promised regarding both the individual unit and the common areas.

Act 14: Accepted Structure

Act 14 certifies the acceptance of the building’s structure. It is a construction document—not a certificate of ownership—and does not, in itself, constitute proof that the building has reached the "rough construction" stage.

According to the Spatial Development Act, the "rough construction" stage implies that the enclosing walls and the roof have been completed. The Act also links this stage to the subject matter of a property transfer transaction. Before this stage is completed, only the "right to build" (construction right) can be transferred; once it is reached, the subject of a transaction can be the building itself or an individual unit within it.

When purchasing an apartment that has reached the Act 14 stage, ask for clarification regarding exactly what you will acquire under the title deed (notarial deed), and which documents serve as proof that this stage has been reached. The structure of the payment schedule is also significant. An installment due upon the signing of Act 14 and the actual transfer of the apartment (following the certification of the rough construction) may occur at different times; the contract should specify these events separately.

At this stage, the project design remains the primary source of information regarding your future home. Compare the approved blueprints with the specifications provided for the apartment’s area and layout, as well as the terrace, storage space, and parking arrangements. Additionally, check what types of changes to the project are permitted under the contract, who is authorized to approve them, and how you will be notified of such changes.

Act 15: the completed construction is handed over to the client

Upon completion of construction, the parties involved draw up "Act 15." This document serves to certify that the construction complies with the approved design plans and applicable regulatory requirements. It formalizes the handover of the project from the builder to the client (developer). Please note that this is *not* the final handover protocol for your specific apartment, nor does it authorize occupancy.

For the buyer, this stage allows for a comparison between the design documentation and the actual work executed on-site. In the case of a luxury building, this inspection covers the façade, window systems, elevators, entrance areas, underground parking, and the planned landscaping. Regarding your specific apartment, the key reference point is the agreed-upon "degree of completion"—detailing which materials, installations, and equipment are included, versus which elements remain the buyer's responsibility.

The approved construction design and the specifications attached to your contract serve different purposes. The fact that the building complies with the design plans does not, in itself, confirm whether the specific flooring agreed upon has been installed or if the chosen model of window frames has been fitted. During the handover of the property, any visible discrepancies should be formally documented in a protocol—including a deadline for their rectification—rather than being left as a matter of verbal agreement.

"Act 16": What is the document for legal use?

In practice, the term "Act 16" has become a generic name for the completion of construction. However, the regulatory framework makes distinctions based on the category of the construction project.

For construction projects in categories one through three, a state acceptance commission draws up a "Protocol Form 16." Based on this document, the Directorate for National Construction Control (DNCC) issues a "Permit for Use." For projects in categories four and five, the authority that issued the original building permit issues a "Certificate for Commissioning." In these cases, Protocol Form 16 is not part of the procedure.

If you are looking for a newly built apartment in Sofia that has received "Act 16," ask for a copy of the final document issued—regardless of what it is called in the listing. Verify exactly which building, section, or phase the document covers. This is particularly important for developments that are constructed and commissioned in stages.

Legal occupancy may only begin once the specific building—or the relevant part of it—has been officially commissioned. Having a signed "Act 15" and receiving the keys does not substitute for this formal procedure.

What remains outside the construction records?

Актовете проследяват строежа, но не описват изчерпателно продукта, който купувате. При имот от висок клас цената може да отразява определени материали, инженерни системи, общи пространства и начин на поддръжка. Те трябва да бъдат назовани достатъчно ясно в договора и приложенията към него.

Проверете как са описани фасадните облицовки, дограмата, отоплението и охлаждането, асансьорите и завършването на общите части. За терасата, градината и паркирането изяснете какви права ще придобиете. Отделно уточнете кой поема поддръжката на сградата и кои разходи са предвидени за собствениците. Красивото представяне на проекта не може да замени тези уговорки.

При апартаменти от строител в София с Акт 16 вече можете да сравните спецификацията с голяма част от изпълненото. Въведената в експлоатация сграда обаче може да съдържа жилища с различна степен на довършване. Преди окончателното приемане установете кои работи са включени в цената на Вашия апартамент и кога продавачът трябва да ги предаде.

В селекцията на Unique Estates за ново строителство в София можете да разглеждате проекти по етап на завършеност. При покупка на имот нашите консултанти ще Ви помогнат да съпоставите предложенията, документите и условията по сделката с изискванията Ви към бъдещия дом.

Frequently Asked Questions

Is it possible to obtain a mortgage loan for an apartment before it is commissioned?

Yes, subject to certain conditions. Banks evaluate the specific project, the stage of construction, the collateral, and the transaction documentation. Clarify when and under what conditions the funds will be disbursed before agreeing to a payment schedule with the seller.

Is it possible to move into a completed section while the rest of the complex is still under construction?

It is possible, provided that the specific section has been officially commissioned in accordance with the required procedures. Check whether the issued documentation covers your building entrance, and verify how access, parking, and the use of common areas are managed during the subsequent phases of construction.

What should you do if a previously promised material is replaced during construction?

First, compare the change against the technical specifications and the terms of the contract. Request a written description of the proposed substitute, including its impact on the price and the timeline. If the change concerns a feature that is significant to you—such as the type of window joinery or the heating system—the agreed-upon modification should be documented in writing.