State inspection finds violations among 600+ Varna change-of-use permits

A state inspection has found violations among more than 600 change-of-use permits that Varna Municipality issued under the simplified procedure since 2023, BTA reported on 30 October 2026. The state building-control office (RDNSK) closed its check of 2023–2026 that day. Earlier in October the city referred its own planning staff to prosecutors and opened 2 demolition procedures.

What did the state inspection find?

RDNSK head Kiril Moskov and Regional Governor Mario Smarkov gave the results on 30 October, BTA and BNR Radio Varna reported. According to BTA:

• Change of use: more than 600 permits issued since 2023 under the simplified procedure; violations were found among them.
• Flat roofs: roofs planned as flat were built up or glazed against the approved detailed plans.
• Utility connections: connection contracts set requirements that the law does not provide for.
• Tolerance certificates: the cases were sent to the mayor and the district mayors, who had not replied by then.

BNR’s headline speaks of “over 600 buildings” with violations; BTA counts more than 600 permits, with violations found among them. Smarkov said permits for change of use and extensions are the responsibility of the mayor and the chief architect. That is his view, not a court ruling. He also said checks will go on. Any sanctions will come only after a full review of the data. Neither report had a reply from the city.

Why did the municipality refer its staff to prosecutors?

An internal review raised doubts about “actions or inactions” of staff, BTA reported on 15 October. Four linked units are involved: construction control, project approval, the architecture directorate and the chief architect’s office. The mayor said staff had been changed in all of them. He added that people from earlier administrations should also answer for past decisions. No official was named. A referral is not a charge: the prosecutors decide whether to open a case.

Which illegal buildings face removal?

The procedures run under art. 225a of the Spatial Development Act (ZUT), BTA reported on 19 October:

• ‘Nemo’ restaurant, Starite lozya – Bunata: a two-storey building put up without a permit or approved plans. It got a tolerance certificate in 2020, but it did not exist before 2001. The finding of illegality is dated 14 October 2026.
• Canopy near the Traka roundabout: a metal roof of about 180 m² over a car wash and a food outlet, by Knyaz Boris I Blvd and Arh. Manol Yordanov St. It had a placement permit from 7 July 2022. The act is dated 13 October 2026 and followed a letter from the national building-control office in Varna.

The municipality says both procedures will continue under the administrative rules set by law, so removal is not immediate.

What do builders say?

Builders say the city is already too slow. Svetoslav Zhekov, chair of the Varna Chamber of Builders, spoke to Radio Varna, as Varna24 reported on 26 October. He named slow approval of detailed plans, permits and commissioning as a major obstacle. Firms are short of workers; most foreign workers come from Moldova, Uzbekistan and Vietnam. New building is mostly in the west of the city and in Vinitsa. Southern Varna is held back by limits on water and sewer connections.

What it means for Varna

• Permits may slow down or change. New staff and a new policy often mean stricter checks. The city says compliant projects should be approved on time. No deadlines have been published.
• A General Urban Plan change could limit building. The mayor presented the plan change as a way to restrain construction. A working group with professional bodies was invited to meet on 16 October. Until a draft is published, nobody can say which zones or heights will change.
• Buyers should check paperwork. The Nemo case shows a document alone is not proof of legality. Before buying, confirm the permit and approved plans. For finished blocks, also check the commissioning (Act 16 / use permit). See our Varna property prices 2026 report and the guide to buying property in Varna as a foreigner.

This page will be updated when RDNSK, the prosecutors or the municipality announce the next steps.