Before you buy a plot for a house: 8 things you must check

A plot is not just “I like the view”

It can make your house cheaper, easier and calmer — or the opposite.

After this article you will know:

• Which are the 8 critical things to check before you buy a plot;
• Which “small details” later become huge costs;
• When it is worth consulting an architect/engineer before paying a deposit.

1. Can heavy machinery reach the property easily?

It sounds boring, but this is one of the things that most often kills the enthusiasm first. In order to build a house, the following must be able to reach the site: dump trucks with aggregate materials, concrete mixer trucks and concrete pumps, a crane or oversized trucks for panels (for a PREFAB house).

• Check: The road to the plot (asphalt, macadam, or a muddy track?); are there narrow sections, sharp turns, low trees or overhead lines, is there a place where the machinery can stop safely?
• If access is difficult: The construction will be delayed, deliveries will become more expensive, and sometimes it becomes impossible to use standard machines, which leads to work “by hand” and many unnecessary costs.

2. What is the elevation difference (slope) of the plot?

A slight slope, or steep? This often means a more expensive foundation. The general rule is: the greater the slope, the more complex the foundation design, there are more excavations, fills, retaining walls and potential erosion problems.

• What to do: Ask for a geodetic survey or see an extract from the cadastre. A slope is not a bad thing (it gives views and terraces), but we need to know what effect it will have on the price.

3. How far away is the infrastructure (water, sewer, electricity)?

Sometimes the plot is cheap because everything else around it is expensive.

• Check: How far away are the water supply, sewerage and electricity (pole or transformer substation). Check whether you will need a treatment plant and whether the electricity distribution company (ERP) has capacity for the required power.
• The consequences: Long routes and lack of electricity/sewer require serious procedures and investments. Ask…

4. Is there enough space for the house according to the documents (not by eye)?

It is not enough for the plot to look big. There are strict rules for building density, GFA, height, and distances from the boundaries.

• Example: It may turn out that on a 400 m² plot you cannot place the desired 200 m² house because of legal restrictions.
• What to do: Get a sketch and an extract from the PUP (Detailed Development Plan). A consultation with an architect for BGN 200–300 can save you tens of thousands of levs and years of trouble.

5. Are there trees or elements that you cannot remove?

Greenery is beautiful, but sometimes the tree “writes the project.” Watch out for large, old trees in the building footprint or protected species. If a tree cannot be legally removed, the project will have to be adapted around it, which can make the desired house impossible.

6. Are there old or illegal buildings on the property?

This often turns out to be most expensive only at the building permit stage. If there are buildings without documents or half-demolished buildings registered in the cadastre, the municipality may not issue a permit for a new building until they are legalized or removed. Check the situation and the documents from the seller in advance.

7. Do the property boundaries and the regulatory boundaries match?

If the property boundaries (cadastre) and the regulatory boundaries (PUP) do not match, a procedure for alignment may be required. This means loss of time, additional costs, and potential disputes with neighbours. Check for discrepancies at the municipality or with an architect.

8. How do you reach the property — by a real road or by map?

There are cases in which the “road” exists only on a plan, and on the ground it is a field or passes through private properties. Without legal and real access (easement), you will have a serious problem with the design and putting into operation.

How to approach it smartly before you give a deposit:

1. See the plot in person: Go along the road, inspect the terrain, the neighbours, and the slope.
2. Gather the documents: Property sketch, extract from the PUP, information from the cadastre, and documents for old buildings.
3. Consult an architect/engineer.

Next step: Read “The path from an idea to a completed home” or book a conversation with us, so we can go through your specific plot options.