The path from idea to a completed home: a human-friendly explanation of the steps

After reading this article, you will have:

• A complete picture of the process — from plot selection to the occupancy certificate;
• A “plain English” translation of the terms Act 2, 3, 7, 12, 14, 15, and the Certificate of Occupancy / Commissioning;
• Clarity on where each step happens and who is responsible for what.

1. From the plot to the right to design

• 1.1. Plot within regulation: Before you even start thinking about a house, the municipality must confirm that a residential building is allowed on that location. This means the property must be within regulation and/or have an active Detailed Development Plan (DDP / PUP). At this stage, you check the zoning, permitted height, building density, and FAR (floor area ratio / KINT).
• 1.2. Design visa (planning visa): A document issued by the municipality that essentially says: “A building may be designed on this plot under these parameters.” This gives the architect clarity on setbacks, heights, and site-specific requirements.
• 1.3. Infrastructure check:: Before the design, you need to know whether there is water (central supply or borehole), sewerage (or a treatment plant), and electricity. This directly affects the budget and the deadlines.
• 1.4. Coordination with the water utility and the electricity distribution company: The water utility provides connection conditions or technical impossibility, and the electricity distributor provides an opinion on permanent capacity (for household use) and temporary capacity (for construction).

2. Preparation for design

• 2.1. Access check: It is important to have a real road, right of passage through other properties (if necessary), and the possibility for access by heavy machinery.
• 2.2. Selection of an architectural studio:: Choose a team with experience in residential construction and specifically in PREFAB timber-frame houses. We are ready to assist your designers with technological details.
• 2.3. Technical parameters:: Together with the architect, you determine the number of storeys, type of structure, heating/cooling (heat pump, air conditioners, etc.), and specific needs such as a garage or office.
• 2.4. Geodetic survey: A survey engineer records the property, boundaries and elevation differences — this is the basis for the architectural design.
• 2.5. Geological report: A geologist engineer examines the soils and groundwater through drillings. This is key to proper foundation design and avoiding future cracks or moisture.

3. Design documentation and Building Permit

• 3.1. Full set of designs: Architecture, Structure, Electrical, Plumbing (Water & Sewer), HVAC, Energy Efficiency, Health and Safety Plan (HSP / PBZ). The plumbing design is coordinated separately with the respective utility company.
• 3.2. Building Permit: All designs are submitted to the municipality. After the permit enters into force (around a month, although municipalities often do not comply with the deadline), you already have the right to build.

4. Preparation for construction and contracts

• 4.1. Supervision company: They are the “eyes of the law” — they sign the acts and control the quality.
• 4.2. Construction company: You agree on scope, prices, deadlines and warranties.
• 4.3. Author’s supervision: The architect monitors the exact execution of the design without “Bulgarian-style improvisation” (local shortcuts/alterations).
• 4.4. Setting out: A surveyor marks the outlines of the house on the site and a temporary fence is installed.

5. Construction stages and the important “Acts”

The official start is Act 2 (opening of the construction site). During construction, the following are signed:

• Act 3: For the foundations (line and level).
• Act 7: Acceptance of the structure (the completed “skeleton”).
• Act 12: For completed hidden works.
• Act 14: Acceptance of the rough construction.
• Act 15: Statement act that the building is completed and ready for acceptance.

6. Installations, Cadastre and Technical Passport

• 6.1. Tests: 72-hour tests are carried out on the plumbing systems and measurements by an electrical laboratory. Final contracts are concluded with the water utility and the electricity distributor.
• 6.2. Cadastre: The house is surveyed geodetically, entered into the cadastral map and receives a unique identifier.
• 6.3. Passports and address: Energy and technical passports of the building are prepared. The municipality issues a document for an official administrative address.

7. Final stage: Certificate for commissioning / putting into operation

The vertical site planning is completed (yard, pathways, landscaping). The last step is obtaining the Certificate for commissioning / putting into operation (popularly known as Act 16) — the document with which the house becomes officially fit for living.

What do we at MODERA HOUSE take on in this process?

• We help from the stage of choosing a plot and vision;
• We communicate with your designers regarding the technology;
• We take on the factory production of the house;
• We assemble the house and build the installations.

Next step: If the acts and permits worry you, book a conversation with us. We will go through your specific case and show you what this path looks like in reality.