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clear skyEverything every apartment owner needs to know: laws, rights, annual reporting, and how to recognize maintenance fee and management company fraud.
This is the most important distinction in Bansko. Almost all of your rights and obligations depend on it. Before arguing about the fee, find out what regime your building is in.
An ordinary residential building. Managed by general meeting of owners, which elects a manager, treasurer and controller. Fees are determined by a vote of the meeting, not unilaterally by the company.
Complex with controlled access in a regulated land plot (RLP) — most holiday complexes around Bansko. Management is regulated by written contract with notarization between the owners and a maintenance company.
| Sign | Condominium ownership (ZUES) | Closed complex (Art. 2) |
|---|---|---|
| Who decides the fee? | The general meeting by vote | The contract with the company / investor |
| Main document | Minutes of the general meeting, rules of procedure | Management contract with notarized signatures |
| How is the fee calculated? | By decision of the General Assembly (on a site or in ideal parts) | Most often per sq m of total area or a fixed amount per apartment |
| Change of management | By decision of the general meeting | Depends on the contract; usually long-term, termination upon breach |
| Typical for Bansko | Old buildings, cooperatives in the city | Holiday apartment complexes with swimming pool, SPA, security |
In a condominium, the law assigns clear roles. Each of them has obligations to you — and control over the others.
The supreme body. Elects and dismisses the manager, treasurer and controller, adopts the budget, the amount of contributions and the regulations. Every owner has the right to participate and vote.
The executive body. Convenes meetings, prepares minutes, maintains the owners' book, pays bills for common needs, and keeps clear records of all income and expenses.
He collects the contributions and keeps the cash register. For each payment he is obliged to issue cash receipt. Cannot be a close relative of the manager or controller.
It checks the financial activities and the work of the treasurer and the manager. If there is no elected controller, the meeting appoints persons to carry out the inspection and report on it.
A trading company to which the assembly can delegate management. It has the same accountability obligations — remuneration for transparent service, not uncontrolled access to the treasury.
Mandatory register with data for each property and its residents. From 2025, managers are also subject to registration in the Unified Centralized Register of Condominium Ownership at the Ministry of Regional Development and Public Works.
This is the time when the money is counted, the budget is voted on, and decisions are made for next year. Here's what you should expect — and demand.
The meeting is convened by a written invitation, posted in a prominent place and announced in advance, with an agenda. A small number of owners may also request a convocation in order to avoid a management vacuum.
The meeting is legal if there are at least 100 owners present. 51% ideal parts. If there is no quorum, it is postponed for one hour and then it is valid with at least 26% ideal parts.
Decisions on the allocation of management and maintenance costs are taken by a majority of at least 51% ideal parts. Voting is by ideal parts, not "per head". It can also be done online, with a proven vote.
Every decision is recorded in minutes, which are announced. The minutes are your proof — of the budget, the fee, and the report. Ask for a copy at every meeting.
The fee is not one general number. It consists of different items, and the law requires that some of them be kept separate from others.
Cleaning of common areas and elevators, maintenance of elevator systems, landscaping and irrigation systems, security or 24/7 video surveillance, maintenance of pool and SPA, electricity and water for common areas.
Two main models: per sq.m. total area (built-up area + ideal parts) or fixed amount per apartment. Request a written breakdown of which model is being applied and why.
The current fund covers daily expenses. The Repair Fund is a target fund - the money in it can be spent only for repairs and renovation of common areas and only by decision of the general meeting.
As of 2025–2026, the management and maintenance fee is due even if you do not live in the property — unless the general meeting has explicitly decided otherwise. The maintenance of the building does not stop when you are away.
The manager is required to keep clear records, and every owner has the right to consult them at any time. This is your checklist.
If you recognize any of these signs, ask for documentation in writing. Transparent reporting has nothing to hide.
As an owner, the law gives you specific rights — regardless of whether you live permanently in Bansko or come only for the season.
Don't just stop paying—that opens the door to a lawsuit against you. Act in the right order.
Send a written request for the report, revenue orders, contract and minutes. Keep proof that you requested it (email, registered letter).
If the management does not respond, unite with other owners and request a general meeting with a "report and control" item on the agenda.
Choose a controller or committee to audit the treasury and the manager's work and report the results to the meeting.
The municipal administration is responsible for monitoring compliance with the EU Law. You can report violations (e.g. failure to enter the register, lack of authorities).
Check the grounds for the fee and the termination clauses. The general meeting may request termination of the contract in case of proven violations by the company.
Decisions of the General Assembly are appealed in court. Keep in mind that in case of non-payment, the management may request an enforcement order under Art. 410 of the Civil Procedure Code — so challenge the merits, not by simply stopping payments.
Yes, as a rule, the management and maintenance fee is due regardless of whether you live in the property, because the maintenance of the building does not stop. There is an exception only if the general meeting has explicitly decided otherwise (for example, a reduced rate for unoccupied properties).
In condominiums, the increase is made through a decision of the general meeting. In gated communities, it depends on the contract — so it is key to know what it says about determining and changing the fee.
Yes. The manager keeps clear records of income and expenses, and each owner can consult them at any time. You can also request a receipt for each of your payments.
This is a special purpose fund, which is kept separate from the current treasury. The funds in it can only be used for repairs and renovation of the common areas and only by decision of the general meeting.
The meeting is valid with at least 51% ideal parts. If there is no quorum, it is postponed for one hour and then it is valid with at least 26% ideal parts according to the previously announced agenda.
Request the report in writing, unite with other owners and initiate a general meeting with an inspection of the cash register. In case of violations, you can file a report with the municipality, which carries out control under the EUS.
It is not recommended. In case of non-payment, the management may initiate expedited proceedings under Art. 410 of the Civil Procedure Code to collect the claim. It is better to dispute the fee on its merits, while simultaneously demanding transparency.
The controller or the control board. The treasurer is required to issue a receipt for each payment and cannot be a close relative of the manager or controller to avoid a conflict of interest.
The information on this page is of a general educational nature and reflects the provisions of the Condominium Management Act (CMA) and established practice as of 2026. It does not constitute legal advice and does not replace consultation with a lawyer. For a specific case, please contact a qualified lawyer or the municipal administration in Bansko.
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