The notarial deed transfers ownership, but in practice the home becomes yours when you have the keys, the meter readings are on paper and the utility accounts are in your name. That last stretch of the deal takes a few weeks and has deadlines of its own. Below is the order in which we take buyers through it. Information verified October 2026.
The handover is not a formality. Bulgaria's Obligations and Contracts Act (ЗЗД) ties three things directly to it:
That is why the handover date and the description of the condition should be in writing. When exactly the property is handed over (on the day of the notary or later, for example once the seller has moved out) is agreed in the preliminary contract and is usually reflected in the deed.
The protocol (приемо-предавателен протокол) is signed by both parties in two copies, on site. A good one includes:
Photograph each meter so that its number and reading are visible in the same shot. That settles most disputes over the final bill.
The practical rule is simple: everything up to the protocol date is the seller's, everything after it is the buyer's. The readings in the protocol are the dividing line. Write that down explicitly.
Two exceptions are worth settling in advance:
Ask the seller for the latest paid bills on every account. If anything is outstanding, settle it before signing the protocol, not after.
An account (партида) is the contract with the supplier. It is changed with an application on the supplier's form, proof of ownership (the notarial deed) and your ID card; an agent needs a notarised power of attorney. Electrohold also asks for the previous owner's customer number. Most companies accept applications at a customer centre, online, or with a qualified electronic signature.
Deadlines and fees in Sofia, according to the joint leaflet of the four companies (December 2025; indicative):
| Service | Company in Sofia | Deadline to change the account | Fee |
|---|---|---|---|
| Electricity | Electrohold Sales | within 30 days of the change of owner | free; done within 7 days |
| Water | Sofiyska Voda | 30 calendar days (60 for inheritance) | free within that period; fully online |
| District heating | Toplofikatsia Sofia | within 30 days | €4.60 incl. VAT |
| Gas | Overgas Networks | within 30 days | €12.28 for households |
Electricity outside Sofia. The supplier depends on the region: Electrohold in western Bulgaria, EVN in south-eastern Bulgaria and Energo-Pro in north-eastern Bulgaria. Energo-Pro transfers accounts free of charge, usually within five working days, and the contract should be signed within 30 days of becoming the owner. For the others, check your supplier's website.
Water, heating and gas outside Sofia are transferred with the local water company, the local district-heating company (where there is one) and the gas distributor for the area. The documents are similar; deadlines and fees are set by each company.
Internet, TV, alarm. These contracts are personal and do not "transfer" with the property. The seller ends theirs and you sign new ones. Check early which operators have fibre in the building.
Every new owner submits a declaration to the building's management board (or manager) within 15 days of acquiring ownership (Art. 7(3) of the Condominium Management Act, ЗУЕС). The details go into the condominium book: owner, household members, contact details (Art. 7(2)). The declaration can also be sent by email.
At the same meeting, ask the building manager about the monthly contributions, the repair and renovation fund, upcoming decisions and whether the flat has any unpaid contributions. How to check who manages the building is covered in our piece on the public register of building managers.
When you buy by notarial deed, no declaration under Art. 14 of the Local Taxes and Fees Act is needed – the municipality opens the tax file itself (Art. 14(3)). You do need to file one if the home will be your main residence and you want the 50% tax reduction. Circumstances relevant to the tax are declared within the two-month period under Art. 14. Also check that your previous home is no longer declared as your main residence – two main residences mean losing the relief.
If you are going to live there, a change of current address must be declared within 30 days (Art. 99(1) of the Civil Registration Act) with an address card at the municipality or district where you live, presenting your proof of ownership (Art. 92(2)). Ask the seller to have their household register their new addresses, so that nobody stays registered at your home.
We attend the handover, bring a ready protocol and check the readings together with both parties. Afterwards you have a copy and know which deadline expires when.
If you are about to buy, or have just signed at the notary and want to get this part done calmly, call us or visit our office.
This is general information, not legal or tax advice for a specific case. Utility companies' deadlines and fees change – check them when you apply.
