A rental contract in Bulgaria is governed by the Law on Obligations and Contracts (ZZD). While the law doesn't specify an exhaustive list of required clauses, a contract missing key provisions will leave you exposed — especially when a dispute arises over the deposit, unpaid rent, or property damage. This is what a solid 2025 template needs to include.
Legally required minimums
- Identity of both parties (landlord and tenant), including EGN or company identifier
- Address and description of the property
- Agreed monthly rent and payment date
- Lease start and end date (or statement that it's indefinite)
- Signatures of both parties
This is the bare minimum. A contract with only these elements is technically valid but offers very limited protection in practice. Most disputes that end up in court involve contracts that were technically signed but missing critical commercial terms.
Clauses you should always include
- 1Deposit amount and return conditions: specify the exact amount (typically 1–2 months rent), what deductions are permitted, and the deadline for return after the lease ends (typically 7–14 days after key handover)
- 2Utility responsibility: who pays electricity, water, internet, building maintenance (etazha sobstvenost), and how billing is handled
- 3Annual rent indexation: tie increases to CPI or a fixed percentage (2–4%) so you don't need to renegotiate every year — with Sofia rents rising significantly each year, this clause is increasingly important
- 4Inventory list: attach a signed list of furniture and appliances — this is your evidence if something is damaged
- 5Early termination terms: notice period required from both sides (typically 1 month), and any penalty for breaking the lease early
- 6Maintenance responsibility: define what counts as normal wear and tear vs. tenant-caused damage
- 7Subletting prohibition: unless you explicitly allow it, include a clause banning subletting without written consent
- 8Right of entry: your right to inspect the property with advance notice (typically 24–48 hours)
Don't forget the property handover protocol
A signed handover protocol (predavatelno-priematelno opisanie) at lease start and end is your most important document in a deposit dispute. It should include meter readings, photos of any existing damage, and signatures from both parties. Without it, a tenant can claim any damage was pre-existing and you have no counter-evidence.
The indexation clause in 2025
This deserves special attention in 2025. Average asking rents in Sofia have risen significantly since 2022. A landlord who locked in rent in 2022 without an indexation clause is now receiving 20–30% below current market. Adding a CPI-linked or 3% annual escalator clause is one of the simplest ways to protect your real return over a multi-year tenancy.
Keeping contracts organized
Once you have more than two properties, keeping track of lease expiry dates, deposit amounts, and indexation schedules becomes genuinely difficult. DomFlat stores your lease details, sends alerts before expiry, and tracks deposits — so you have everything in one place when you need it.