Complete Guide: Registration and Categorization of Short-Term Rental Properties in Bansko

If you own an apartment or villa in Bansko and you plan to generate income through platforms such as Airbnb, Booking.com or through travel agencies, the first and most important step is to legalize the activity.

The period when properties could be rented out in the "grey sector" is gone forever. Bulgarian legislation now requires full transparency, and platforms automatically exchange data with the National Revenue Agency (NRA). Failure to register carries a risk of serious administrative sanctions and deactivation of your account on booking platforms.

This material will guide you step by step through the categorization process in the Municipality of Bansko and the mandatory registration in the Unified Tourist Information System (USTI).

Step 1: Categorization of the property in Bansko Municipality

According to the Tourism Act, any property offering short-term accommodation is subject to categorization. For detached houses, these are most often objects of Class "B" - "Guest Apartments"„ or „"Guest rooms"“.

Where are the documents submitted?

The procedure starts at the registry office of the Municipality of Bansko. You can submit the documents in person or through an authorized person with a notarized power of attorney.

Required documents

To start the procedure, you must prepare the following set of documents (we recommend prior on-site reference for current changes in the regulations):

  1. Application-declaration according to the template (obtainable at the counter at the Municipality).
  2. Property document (Copy of Notarial Deed).
  3. Property sketch (issued by the Agency for Geodesy, Cartography and Cadastre).
  4. Commissioning certificate (Act 16) – copy.
  5. Document for paid fee for reviewing the documents. The amount is determined by the Municipal Council and depends on the capacity (number of beds) of the facility.
  6. For legal entities: Current status report (UIC).
  7. In case of co-ownership: Written consent from the other co-owners of the property.

Course of the procedure

  1. Login: After submitting the complete package of documents, you will receive an incoming number.
  2. Temporary certificate: Within the statutory period (often within a few days) it is issued Temporary certificate for an open categorization procedure.
    • Important: With this document, you now have the right to legally practice your business and receive guests while the procedure is ongoing.
  3. On-site inspection: The Municipal Expert Commission for Categorization (OEKK) has the authority to inspect the site to verify that it meets the requirements for the requested category.
  4. Categorization: After approval, the Mayor of Bansko Municipality issues the final Categorization Certificate, which is usually valid for 5 years.

Step 2: Registration in ESTI (Single Tourist Information System)

Getting a category is just the first step. The second mandatory step is connecting with IS. This is the centralized system of the Ministry of Tourism, which provides real-time data exchange between accommodation facilities, the Ministry of Interior and the National Revenue Agency.

Why is it mandatory?

Paper registers and address cards are a thing of the past. Every landlord is required to register every guest in the electronic system within 24 hours after check-in.

Access process

  1. Account request: When submitting the categorization documents to the Municipality (or upon receiving the temporary certificate), you must also fill out an application for registration with ESTI.
  2. Account: The municipal administration creates a profile for your facility and generates a username and password.
  3. Login and identification: Access is via the ESTI web portal (https://esti.tourism.government.bg).
    • To ensure security and sign the monthly statements, the system requires Qualified electronic signature (QES). Individuals can also use a cloud-based QES (such as Evrotrust or B-Trust), which is a more convenient and economical alternative.

Working with the system

  • Operational activity: You enter the data for each guest: Names, Personal Identification Number (or ID number for foreigners), date of birth, gender, citizenship, dates of arrival and departure.
  • Tourist tax: The system automatically calculates the resort tax due to the Municipality of Bansko based on the overnight stays.

Frequently Asked Questions (FAQ)

Is the consent of the neighbors (Condominium Ownership) required?

When categorizing “Guest Apartments” (Class B), the Tourism Act currently does not explicitly require the consent of the General Assembly of the condominium (unlike hostels). However, the Condominium Management Act (ZUES) applies in full force. It is highly recommended that you inform your neighbors and strictly follow the internal rules to avoid complaints and inspections.

What are the sanctions for violations?

The fines for providing tourist services in an uncategorized facility are significant – from 500 to 5,000 BGN for individuals, with higher amounts for legal entities. Failure to submit data to the ESTI is also subject to separate administrative penalties.

Do the platforms (Airbnb/Booking) pay taxes for me?

It is important to differentiate between fees. Platforms keep their commission and sometimes charge VAT on it. However, they NO pay your tourist tax to the municipality, nor your income tax (or patent tax). These obligations are entirely the responsibility of the owner.

Conclusion The administrative procedure is a one-time process and creates the necessary legal framework for your business. Once registered, you can work with peace of mind, build trust with your guests and partners, and eliminate the risk of inspections by the National Revenue Agency and municipal authorities.