Buyer's guide
What do Act 14, Act 15 and Act 16 mean in new construction?
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If you are buying a property in a building that is still under construction, you will encounter the terms Act 14, Act 15 and Act 16. These are the three key stages that every new building in Bulgaria passes through before it is officially ready to live in. This article explains what each means and why it matters to know which stage the project you are considering has reached.
What is Act 14?
Act Form 14, the certificate establishing the structure's fitness for acceptance, confirms that the building's load-bearing structure is complete. The structural shell is finished: columns, floor slabs, walls and roof. The building is standing, but finishing works have not yet been carried out: there is no plasterwork, installations, windows or finished interior.
Why it matters to the buyer: Act 14 is the point at which most banks in Bulgaria consider the building sufficiently secure to provide buyers with a mortgage. It is therefore a standard milestone in payment schedules for purchases during construction.
What is Act 15?
Act Form 15 is drawn up when finishing construction and installation works are complete: plasterwork, screeds, electrical, plumbing and heating installations, windows and lifts. It is signed by the developer, builder, designers and construction supervisor, and confirms that the building is complete and ready to be commissioned.
Why it matters to the buyer: at this stage, the apartment is close to its final form. You can see the finished space rather than just a concrete structure. Many developers also offer more favourable terms for paying the remaining balance around this stage.
What is Act 16?
Act Form 16 is the official permission for use, or commissioning certificate, issued by the competent authorities: the Directorate for National Construction Control or the relevant municipality. After Act 16, the building can legally be occupied: a notarial deed of ownership can be signed, a permanent address registered, and permanent electricity and water supply contracts arranged.
Why it matters to the buyer: only after Act 16 is the property finally ready in both the legal and practical sense. Until it is issued, the buyer holds rights under a preliminary contract rather than final ownership through a notarial deed.
Summary table
| Stage | What it certifies | What it means for the buyer |
|---|---|---|
| Act 14 | Completed structure, or structural shell | Mortgage financing available from most banks |
| Act 15 | Completed finishing works | The apartment can be seen in a form close to its final condition |
| Act 16 | Permission for the building to be put into use | The building can legally be occupied and a notarial deed can be signed |
How do these stages affect the payment schedule?
Most developers, including Emblema, link instalments of the purchase price to these stages: for example, a portion on signing the preliminary contract, another at Act 14, a further instalment during finishing works, and the balance at Act 15 and Act 16. This shares risk between buyer and builder and is standard practice when buying during construction in Bulgaria.