The legitimate provision of tourist services in Bulgaria requires that the facility has the appropriate legal status. In colloquial language, the term "license" is often used, but the correct legal concept according to the Tourism Act is categorization.

This administrative act is not just a formality, but a mandatory condition for exercising activity. The lack of categorization classifies income from overnight stays as unregulated, and the risk of sealing the site and imposing sanctions by the Consumer Protection Commission (CPC) is significant.

This article explains the procedure for the most common types of objects in Bansko – „"Guest apartments"“ и „"Guest rooms"“.

1. Legal framework and types of sites

The Tourism Act divides accommodation into two classes. Your properties fall into Class "B"„ (accommodation and dining and entertainment venues).

The advantage of Class „B“ is that the procedure is decentralized – it is administered by The Mayor of Bansko Municipality, and not from the Ministry of Tourism, which significantly speeds up the process.

Object definitions:

  • Guest apartment: A separate dwelling in a condominium regime, which is rented out in its entirety to tourists. Functionally, it must have at least one bedroom, a living room with a kitchenette and a bathroom.
  • Guest rooms: Separate premises within an inhabited dwelling that are provided for overnight stays by tourists (e.g. the owner lives on the property but rents out separate rooms).

2. Categories (“Stars”)

Unlike large hotel complexes, apartments and guest rooms are subject to categorization in the range 1, 2 or 3 stars.

  • 1 star: Basic level of furnishings and hygiene. This is the most common category for Airbnb properties, as it covers the minimum requirements.
  • 2 and 3 stars: They require a higher standard of equipment, a larger area of the premises and additional amenities (e.g. air conditioning, higher class textiles, parking spaces).

3. Required documents to start the procedure

To open a categorization procedure, you need to submit a set of documents to the Administrative Service Center of Bansko Municipality. The package includes:

  1. Application-declaration according to the template (for entry in the National Tourist Register).
  2. Property document (Copy of Notarial Deed) or a lease agreement containing an explicit clause for subletting the property.
  3. Certificate of professional and language qualifications (For 1 star category properties, the requirements are relaxed, but it is advisable to consult the current local regulations).
  4. Power of attorney (notarized), in case the documents are submitted by a third party or agency.
  5. Document for paid fee for categorization (according to the Tariff for local fees of the Municipality of Bansko).

Important clarification: The municipal administration carries out an official check for the presence of Certificate of commissioning (Act 16). Buildings without Act 16 are not subject to categorization.

4. Stages of the procedure and deadlines

The process is two-step and is optimized so as not to hinder the start-up of the business:

  1. Issuance of a Temporary Certificate: Upon submission of proper documents, the Municipality issues Temporary certificate for an open categorization procedure.
    • Key point: With this document you acquire the right to operate legally and welcome guests. immediately, while the verification is in progress. The validity of the certificate is usually 3 months.
  2. On-site inspection and finalization: Within the validity of the temporary certificate, the Municipal Expert Commission for Categorization (OEKK) carries out an on-site inspection. The inspectors check:
    • Correspondence between the declared data and the actual situation.
    • Level of hygiene and technical condition.
    • Availability of mandatory safety and awareness attributes.

In case of a positive opinion, the Mayor issues the final Certificate of approved category with expiration date 5 years.

5. Minimum mandatory requirements

To successfully pass the inspection, even for the lowest category (1 star), the property must meet the following criteria:

  • Designation: A sign with the type, name and category must be placed at the entrance to the site (after receiving the certificate).
  • Price list: The prices of overnight stays and additional services must be announced in leva and placed in a visible place (usually in the entrance hall or in an information folder).
  • Fire safety: Mandatory presence of a suitable fire extinguisher (passed annual technical inspection) and a plan for evacuating the premises.
  • Communication: Providing a telephone number for 24/7 contact with the owner or manager in case of emergency.

6. Termination and renewal

The categorization loses legal force in the following cases:

  • Upon expiration of the 5-year period (if no application for recategorization is submitted).
  • At the written request of the person (upon cessation of activity).
  • When ownership changes: The category is not automatically transferred. The new owner is required to initiate a procedure in his/her own name.
  • In case of systematic violations of the regulations.

Conclusion Categorization is the foundation of your tourism business. It legitimizes you before government institutions and is a mandatory prerequisite for registration with ESTI, as well as for seamless work with international booking platforms.