Tenant & Squatter Eviction in Bulgaria

Lawyers for owners who need to recover a property in Bulgaria from a tenant who does not pay or does not leave, or from an occupier without a contract, through the courts and a bailiff rather than self-help.
lawyer in Bulgaria
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About Tenant & Squatter Eviction in Bulgaria

Evicting a tenant in Bulgaria, whether the eviction of a tenant who stops paying or stays after the lease ends, or the removal of squatters and other occupiers with no right to be there, is done through the courts and an enforcement agent, not by the owner. In Bulgarian the words are izgonvane na naematel (изгонване на наемател, eviction of a tenant) and oprazvane (опразване, vacating the property). The sadeben izpalnitel (съдебен изпълнител, bailiff), most often a private one (chastan sadeben izpalnitel, ЧСИ), carries out the eviction on the basis of an izpalnitelen list (изпълнителен лист, writ of execution). This page is for owners, including owners who live abroad. Some older lists and lawyer pages call this service “Eviction Services”.

How an eviction usually goes in Bulgaria

  1. The lease is ended on a ground the contract or the law allows, such as unpaid rent, and the tenant is notified in writing.
  2. If the tenant does not leave, the owner goes to the district court. With a lease whose signatures were certified by a notary, a faster order procedure may be open; otherwise an ordinary claim is brought.
  3. With the court's writ, the bailiff gives the occupier notice to leave voluntarily and then, if needed, carries out the eviction, with the police present where required.

Occupiers without a contract

A person who moved in without any agreement, stayed on after a sale or occupies an inherited home is not a tenant. The owner's claim is then a claim to recover the property, and where a crime is involved the police may act. Each situation has its own route.

Points to watch

Changing the locks, cutting water or electricity or removing the occupier's belongings without a court order is self-help (samoupravstvo, самоуправство) and can expose the owner to criminal and civil liability. Unpaid rent is claimed alongside or separately. Proper notices and a clear contract shorten the case.

What a lawyer does

A lawyer reviews the contract and the ground, sends the notices, chooses the procedure, represents the owner in court, works with the bailiff and acts for an owner abroad under a power of attorney. Related pages: landlord and tenant disputes, debt collection for the rent owed, and lease review for a contract that is easier to enforce.

Questions and answers

Can I change the locks if the tenant stops paying?

No. Only a bailiff acting on a court decision or order can remove a tenant; self-help can make the owner liable.

Does a notarised lease make eviction faster?

It can open a faster order procedure for some claims. A lawyer checks what the particular contract allows.

How long does an eviction take?

It depends on the procedure, on whether the tenant objects and on the court's workload. A lawyer gives an estimate for the case.

What about squatters in an empty holiday home?

A person with no contract is removed through a claim to recover the property, and the police may act when a crime is involved. Regular checks of an empty home help to spot a problem early.

Can I evict a tenant while living abroad?

Yes. With a power of attorney a lawyer can run the whole procedure and attend the eviction.

1 lawyer who provides Tenant & Squatter Eviction in Bulgaria

Sorted by experience in this service. Write to any of them — the reply comes from the lawyer, without obligation.

  • Rositsa, lawyer in Sofia

    Rositsa

    Lawyer · Sofia, Bulgaria

    • 99 cases handled
    • 14+ years in practice
    • Speaks: Bulgarian, English
    • M.L. Law, Sofia University "St. Kliment Ohridski"
    • 5.00(1 review)
    Contact Rositsa
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