The building is shining in the sun, the facade is finished, the windows are installed, and there may already be furniture in the foyer. This is the moment when many property buyers with Act 15 in Bansko They take a breath and say to themselves: “Everything is fine, we are moving in!” But is it really so?
In fact, this stage is the “dress rehearsal” before the finale. In the context of our mountain resort, Act 15 is the most slippery terrain. This is where the most expensive pitfalls are hidden – from electricity bills to the eternal promises of the builder. Let’s understand why a “finished” building can turn out to be a financial trap.
What exactly does Act 15 mean?
Legally, this is the document with which the builder hands over the building to the client (investor). By signing the Act Form 15, it is certified that the building has been completed according to the approved designs.
In practice this means: “The building is physically ready, but not put into operation”. It is still under construction. You can go in, do repairs, even sleep there (at your own risk), but the state has not yet given its “Yes” that the place is safe and habitable.
The big problem in Bansko: Industrial electricity
This is the number 1 topic for every owner in Bansko. While the building is in the construction phase, Act 15 in Bansko, the electricity bill is one - common and is kept by the builder.
Since there is no gas supply in Bansko and heating is mainly electric, the bills in winter in a building with Act 15 can be shocking. A 40 sq m studio can generate a bill of 300-400 BGN per month just for heating, while the neighboring studio in a building with Act 16 pays 100 BGN.
The trap of “Eternal Act 15”: There are complexes in the resort that have been at this stage for years. The builder or investor cannot (or does not want to) pay the state fees for Act 16, and the owners are hostage to expensive electricity forever.
Act 15 and the Maintenance Fee
Another critical point when buying Act 15 in Bansko is the start of maintenance payments. Many contracts are written so that the obligation to pay maintenance fees (which in Bansko ranges from 3 to 15 euros per sq m per year) begins to run exactly from the signing of Act 15.
| Question | What to check in the contract? |
|---|---|
| When does the fee start? | If it starts at Act 15, make sure the elevator works and the common areas are actually cleaned. |
| Is the SPA center open? | Often the pool is empty on Act 15. You should not pay full price for services you do not receive. |
| Who pays for the electricity in the corridors? | At this stage, electricity is shared. Demand transparency on how the bill is distributed between the apartments. |
Review of Act 15: Last chance for a claim
This is the moment when the builder invites you to sign a handover protocol. Once you sign it, you agree to the condition of the property. That's why in Bansko you have to be uncompromising:
- 🧱 Walls and screeds: Bring a level. Crooked walls will cost you dearly when installing furniture and a kitchen.
- 🌡️ Insulation of window frames: This is the most important thing on the mountain. Check that the window seals are strong and that the mechanism closes tightly. If it's windy now, it'll be a nightmare in January.
- 💧 Leaks: Act 15 means the roof and plumbing are complete. Inspect the corners of the ceilings for yellow spots.
Conclusion: Should I buy?
Buying a property with Act 15 in Bansko can be a good deal, as the price is lower than that of completed properties with Act 16. But this is a deal for people with "open eyes".
Be sure to request a written commitment from the builder with a deadline for commissioning (Act 16). If there is no such commitment or the deadline is “floating”, be prepared to pay industrial electricity for an indefinite period.
Are you looking for an almost finished property, but want to avoid the risks?
See the current listings for properties at the "Act 15" stage in Bansko and compare prices.
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