By 2022, all buildings must have a technical passport

The technical passport is a mandatory document that describes the current condition of the building - just like the personal passport of each of us. What information does the technical passport contain:

• Year of construction
• Type of construction
• Degree of sustainability and safety of the building and its infrastructure
• Degree of energy efficiency
• Description of the architecture, load-bearing structure, electrical, plumbing and HVAC installations
• Description of all construction and repair work carried out
• Prescriptions for necessary repairs and the deadline for their completion

Why should your building have a technical passport - see here:

Q&A: Turning a factory into a loft

The idea of living in an apartment that was a textile or canning factory 20 years ago is mildly crazy for the Bulgarian. But thinking about how many businesses are ruined and destroyed after the notorious changes, the suggestion to turn industrial zones into socially greener landscapes in a welcoming green residential neighborhood seems to me less bad. Here are some tips for the enthusiasts who decide to experiment in this area:

Q&A: How to choose the location?

Location is of the utmost importance. Often, industrial zones are considerably remote from the city center. This is a two-edged sword. On the one hand, you get a comfortable distance from noise and stress. At the same time, finding a communicative, transport-secure and easily accessible place is a difficult undertaking. Do not forget that the proximity of nature for walks and recreation - park, river, lake, etc. is always an advantage.

Q&A: Are there any requirements to the building? 

Preferably there are multi-storey buildings with a maximum ceiling height of one floor of 3.20 m. The tall workshops are more difficult and with more constructive changes to become homes. The most suitable are former light industry enterprises - textiles, food, printing... Do not choose the first or last floor - so the problems related to ground and roof maintenance will be further away from you. Let the building have many windows - it is easier to put a massive wall in front or shut down by furniture some of them than to open a new one during the rebuilding.

Q&A: What is the plan's solution for the home?

• If possible, choose a space without internal walls. This will give the designers maximum freedom to achieve the best floor plan;
• Thanks to the thermo-insulating joinery and air conditioners, the world's directions are not decisive. However, energy performance indicators for the dwelling will be better if it is facing south and / or east;
• Divide the apartment into two zones: common and personal. The first one is the living room, the dining room, the kitchen, the winter garden and others. In modern interiors they are integrated into one space. Keep in mind, however, the shortcomings of this solution. It would not be nice for anyone to rest or have guests in the living room, the kitchen to come with the sound of the absorber and the smell of cooking. In the second zone are the bedrooms. Ideally each of them includes an individual closet and bathroom;
• Create new spaces with straight walls and corners - so they will be in tune with the geometric structure of the building. Count on materials and furnishings to bring contemporary and non-standard sound, not curved and non-functional spaces;
• The entrance must be in the immediate vicinity of a staircase and / or a lift not only for greater convenience and accessibility, but also in case of emergency evacuation;
• Think of the service rooms (kitchen, laundry, bathrooms and toilets) - it would be nice to have natural lighting and to be in close proximity to vertical pipes of water supply, sewerage and ventilation shafts;
• Usually, industrial buildings are devoid of open spaces. Provide part (s) of the floor to turn into a balcony or loggia - the connection with nature and clean air is of utmost importance.

Q&A: Which materials and furniture are the most suitable?

• Industrial enterprises from the recent past have non-insulated outer walls. In modern dwelling the laying of thermal insulation is obligatory. Try to avoid the "patch syndrome" that is typical of the panel blocks at the moment. Consult with a heat expert who will recommend an optimum heat insulation thickness. Agree everything that affects the exterior appearance and facade structure with the project for general reconstruction of the building;
• Build new walls of lightweight materials that are of sufficient thickness and good soundproofing qualities;
• Characteristic of the old industrial buildings is the negligence of the surfaces - ornate floors, walls and ceilings. Therefore, it is necessary to perform leveling and strengthening layers - floor screed (unless you use self-leveling flooring), plaster and putty for walls and ceilings;
• The lack of enough light in the rooms is another big problem. Use varnished, reflective materials in warm tones. Only in the shortest case open new windows and consult the general project for reconstruction of the building;
• To preserve and highlight the past-present relationship, leave the features of the previous function - visible concrete, brick masonry or installations, but not unlimited and stylish;
• The contemporary appearance of the spaces is achieved with the choice of furniture. Light and colorful design products best balance the former industrial premises.

Q&A: Small home

Small-sized apartments are common in modern buildings. They are designed for no more than two people. It is no coincidence that this type of housing is the biggest challenge for both owners and architects and interior designers. Here are some ideas on how to optimize a small home and make it offer you a high standard of living... 

Q&A: How to use the entry?

Each of us has been convinced of the need to have a wardrobe for outerwear and umbrellas at the front door. Placing the standard portmanto is often unthinkable due to the extremely small size of the room. Do not rush, however, to pass by the entrance area and look for alternatives. Sometimes it hides unexpected opportunities. Just look around! If somewhere on the walls you notice a revision door behind which are located the vertical risers of the dwelling (water measures, plumbing and sewer pipes, heating, gas, etc.), there is hope. Actually, exactly the entry is the most used room for these installations, so the chance is very big. Typically, the pipes are about 30-35 cm inboard from the wall. This allows you to drill a slightly larger hole and install a thin board (plasterboard, chipboard, MDF, etc.) that can be easily removed during the inspection. The niche thus obtained is closed with a door with barely noticeable hinges or, better still, with a sliding mechanism. You can shape the faceplate in two ways:

• in the center of it attach a picture or art photography. The effect will be full if the artwork fences with a frame with built-in LED lighting;
• use the same material as the rest of the wall and fit the guest hangers on the door. In both cases no one but you will suspect the existence of the wardrobe.

Q&A: What is important to know about the main room?

Typically, small homes have a space that has to accommodate all functions - rest, watching TV, cooking, eating, working, sleeping and more. Though narrowly and seemingly devoid of opportunities, with a good thought, this room has all the chances of fulfilling the tasks for which it is intended. The basic principle is to maximize the capacity of the spaces and furnishings. Separation of corners is inevitable. Unlike other dwellings, however, zones can constantly swap their features and sizes:

• The seating area is furnished with multi-functional furniture - sofas and armchairs with the possibility of stretching and storing various items in them. The stores sell comfortable models, fitted with drawers at the base;
• The coffee table can also be suitably designed to accommodate a variety of items from tea bags and coffee mugs to remote controls and magazines. Modular kits where stools can perform mass functions are recommended;
• The dining table, as well as the desk in the work area, is also good to be extensible. The best examples are when in a stowed position they are part of the panel of a cabinet or wall;
• Appropriate chairs for small housing are folding models because they earn valuable space when you do not use them;
• Because the space often does not allow a sleeping area, or even a smaller room, you can think about the so-called falling bed. There are good and stylish examples of cabinet and library shelves in the market that include such mechanisms;
• If you have more options and desire, you could order professionals to design and build a mobile wall section. It is equipped with wheels that rotate in rails mounted on the floor and / or at the ceiling. This simple facility will allow you to fully enjoy two areas - a living room and a bedroom. With movement, it adds extra space to one or the other corner. Representation of Dorma in Bulgaria offers similar solutions.

Q&A: What to do with the kitchen, the bathroom and the balcony?

Each of these spaces is of the utmost importance for the dwelling. Do not reduce the size of any of them. Either way, their area is reduced enough at the expense of the rest of the rooms. Of course, it is also good to think about optimizing the space:

• In the kitchen install built-in appliances to earn a larger worktop;
• If the bathroom does not allow a shower with a minimum 80/80 cm shower space, make sure that the sink mixer has a "telephone handset" plug;
• On the balcony, put extendable clothes dryers (standing or mounted on the wall) to free up space when not in use.

Q&A: Prefabricated houses

The widest distribution of the prefabricated method in Bulgaria was in the 70s and 80s, when 90% of the panel residential complexes were built. Although the subsector almost disappears after the changes, there has recently been a revival of this technology. This time, it finds itself in the low-rise single-family residential buildings. The easy execution, the speed and the relatively low price are the reasons for the rapid promotion of these houses and villas. There are many companies on the market that offer a comprehensive service - from designing, through legalization to turnkey construction. There are a few important things that one needs to know before undertaking the project called a prefabricated house... 

Q&A: Why should we prefer the prefab to the monolithic house?

I offer you a brief comparative characteristic between the two methods of construction:

• Price - definitely in favor of prefabricated houses due to the economy of materials used and lower labor, mechanization and transport costs. Interestingly, the fact that their price per m2 is decreasing with the increase of the built-up area, while in monolithic buildings the dependence is direct proportional;
• Deadline - here win the prefab houses again. The pre-fabricated type components are transported and installed on the construction site. Thus, the entire construction process is minimally dependent on atmospheric influences;

• Freedom of architectural solutions - the monolithic method has always been at the forefront of this indicator. Although modern manufacturing technologies impose minimal constraints on composing and combining elements, architects still feel much more with loose hands when relying on good old reinforced concrete.
• Resistance to earthquake - here winner is definitely the prefabricated structures due to their own weight;
• Fire Resistance - Certainly reinforced concrete elements earn this indicator. It is well-known that both wood and steel as the basic materials for the load-bearing structures of prefabricated houses are unstable and require additional protection. However, the market has abundant materials that reliably solve this problem;
• Energy efficiency and ecology - a solid winner here is the prefabricated technology. This type of buildings meet all the thermal engineering requirements for energy efficiency and optimized energy consumption, with the best examples reaching even the passive building performance. Their construction is almost entirely made of environmentally friendly materials and the amount of waste is minimized. It is obvious that more indicators earn the prefabricated structures. However, the assessment remains individual according to the occupants' priorities. That's why I leave the choice to you all!

Q&A: Is the prefabricated house with the same status as the monolithic one?

Both types of buildings are considered as a part of the main building development. Their design is carried out after a visa has been issued by the municipality and the building and use permits are obtained only if they meet all the statutory requirements.

Q&A: What types of prefabricated houses are there?

There are various opportunities for prefabricated houses in the world. An example of one of these is presented on the following pages. The types widely available in Bulgaria are classified according to the material of their supporting structure of wood and steel and have the following characteristics:

• Prefabricated houses with wooden construction - The supporting elements are columns, beams and reinforcing planks. The base is a standard monolithic type - reinforced concrete foundation slab. In the one-storey version, the floor is made of thermal insulation, cement and flooring (parquet, granite, terracotta, etc.). If the house is on two levels, the construction of the inter-floor slab is an up-to-date version of the well-known beamwork. In this case, the so-called "dry floor, consisting of a heat-insulating layer and gypsum fiber boards. Between the rafters a mineral wool is placed, and a bottom of the ceiling is made of plasterboard. The walls also consist of mineral wool placed between the wooden columns and closed on both sides with OSB (plywood-like material) and gypsum fiber. This type of construction allows freedom in the façade treatment (plaster, wood lining, lining, etc.) of the outer walls. Products and systems for dry construction are available in Bulgaria by Knauf Bulgaria;
• Prefabricated houses with steel structure - the skeleton is made up of columns, beams and diagonal anti-wind joints. In fact, the material is the only significant difference between the two methods. Fundamental, floor and wall constructions are implemented in an identical way, with greater attention being paid here to the isolation of the load-bearing elements themselves, as it is no secret to anyone that the steel is much more heat-conducting than the wood. The aim is to avoid the so-called thermal bridges.

Q&A: Industrial home

The basic principles of architecture have been built and developed for centuries. Thus, unchanging traditions have been established, which have long been established in it. As in everything else, however, even in the building art, the time has come to break the established order and rules. The popular recent expression "Traditions are not what they were" is also true for architecture. More and more designers build their style on non-standard, innovative and original ideas. Among the customers, the revolutionary and unusual taste of space is also permanently settled. The project you will see on the following pages is one of many eloquent examples of these changes. There is a predominantly cold-monochrome interior with industrial sound. Such a vision would be unthinkable until 20 years ago. The long-established principles of warmth, hospitality, and wealth of forms have been forgotten. Along with the gray, futuristic and technological age in which we live, homes are increasingly industrial and business-like. If you are among the fans of this style and want to turn your home into a modern, "cold", cleared of extra detail and color space, here are some tips on how to achieve this...

Q&A: What homes are suitable for industrial interiors?

This style is mostly applied to apartments in multi-storey modern buildings. Especially suitable for homes in reconstructed industrial and public buildings. In these cases, the vision of the interior spaces fully corresponds to the whole architectural appearance. However, if you want to be maximally unconventional and in contrast to standards, you can create such an interior in a classic house or block of flats. If the choice of housing is still forthcoming, keep in mind that sun-light areas as well as those with east and / or south exposure are unsuitable for industrial style. The rooms should be larger than the standard height (2.60 m) and the presence of visible installations such as sewer and ventilation pipes on the ceiling and the walls will further help to achieve the desired effect. Elements such as beams, steel profiles and roofings that are reminiscent of an industrial interior are welcome in this case and should not be hidden.

Q&A: Which materials are used in this type of homes?

Finishing works are the most important element in building an industrial home. Finishing materials on floors, walls and ceilings should be those used in industrial and public buildings. Cold, polished surfaces will greatly contribute to achieving the desired sensation. Self-leveling epoxy flooring as well as sanded concrete are very suitable for the floor. Of course, if you are more modest, you can always resort to the well-known ceramic tiles, keeping in mind that they are entirely in the black and white range. It is best to have a shade of gray and their surface to best mimic concrete or cement screed. Although much less often, parquet or wooden floor can also be found here. Their appearance, however, should remind of aged, raw and untreated wood. Similar are the requirements to the walls in the dwelling. Visible concrete, brick masonry and coarse paneling are the most appropriate in this case. Wallpapers, as well as ceramic tiling, are not excluded, but only if one of the above materials is successfully imitated by color and surface. There is the greatest freedom in the processing of the ceilings. Classic latex in monochrome tones is quite used. Remember that all visible structural and installation elements are advantages and should not be hidden. Ceilings with concrete, steel or wood beams, as well as cassette plates will greatly contribute to the industrial sound of the whole space. In order not to overdo the industrial and crude appearance of the surfaces, you can always bring some warmth with a precisely selected accent that contrasts with the predominant materials. Suitable for this role are wooden panels and elements, color panels, works of art, fireplaces, lighting fixtures and more.

Q&A: How to choose the furniture?

The predominant furniture must be in tune with the building materials used. Cold, gray and glossy surfaces fit best in such an interior. Here, designer furniture with simple geometric shapes must be present. A good option is the on-site visible elements of concrete - tables, counter tops, shelves, sections and more. Avoid soft textiles and accessories such as carpets, mats, blankets, tablecloths, pillows and more. Of course, it would also be good to have separate elements that will bring freshness and diversity. With their rich colors, they will balance the otherwise cold, industrial nature of your home.

Q&A: Home reconstruction

About 25% of Bulgarians live in dwellings in panel blocks. Built over 30 years ago, these numerous monuments of socialism are still the only home to many of us. The constantly changing lifestyle changes the requirements for our apartments. This also explains the massive reorganization that began in the early 1990s. Everyone has seen united rooms with the "favorite" vault or an adjoining balcony to the kitchen space. Here, as in many other cases, the Bulgarian understands everything and is competent in many issues. For them, regulations and consultation with a professional are mildly dirty words. Hardly 20% of the repairs related to the change of function or removal of load-bearing elements are legal and performed in the prescribed order. Sadly, however, fate always finds a way to show us that conceit does not bring about anything good. Should we wait for the next bigger earthquake to feel the consequences of our irresponsibility and, as it is often the case in our country, to cause mass checks after the next incident? That is why I would like to talk more about what we have to do before we make serious adjustments to our home.

Q&A: Do we need an architect and a structural engineer in order to make a reconstruction?

Above all, you need to be aware of what new features you want your home to perform - for example, the kitchen and the living room become one room or the bedroom has a direct door to the bathroom. When you are ready with your wishes, there are two ways to do it:

• Contact an architect. I am sure many of you will find this idea meaningless, but I assure you that this is the best and easiest option for you. He / she will advise you on how to quickly, qualitatively and economically fulfill your wishes, listen to your ideas and offer theirs. If your requirements are easy to implement, the role of the professional will be just consultancy. However, if a larger conversion is needed, it will be necessary to prepare a multi-part project (mandatory Architecture and Structures) depending on the complexity of the task;
• Find the solution yourself. I do not advise you to choose this option unless you are confident that you will do well. Keep in mind that all the steps will have to go by yourself, while in the first option you will only be involved with setting requirements and tasks for the designers. My advice to the ones who have jobs is to take a long vacation to dedicate to touring institutions, construction companies and shops. As far as the price is concerned, it is almost certain that this option will not be cheaper.

Q&A: What type of repairs require a building permit?

Once it's clear what the repairs will be, you need to check if you need to get permission from your municipality and neighbors to do it. This is done by reading the Art. 147 and Art. 151 of the Territorial Planning Act (TPA) or the best way to leave the assessment to the competent authorities in consultation with the municipal administration. Generally speaking, you will need to get permission if the repair involves interfering with the structural elements of the building and / or changing the use of the premises. If the question is controversial and you are not able to judge, you should always seek the opinion of a specialist. Do not choose the "easier" solution because you may be sorry.

Q&A: With what specialists is it necessary to coordinate a more complex repair? 

If a repair permit proves to be necessary, one of the conditions for obtaining it is to prepare a constructive statement. If you initially commissioned your project to a professional, you certainly have the document in question. However, if you have decided to act on your own, you will need to contact a structural engineer to inspect the building or its plans (which should have been retained in the municipal archives) and determine the possibility of repairs. Most constructors believe that everything is possible, as long as it is done in the right way and with the right materials. So the chance to get a positive opinion is great, but the cost and difficulty of performance is different. According to the engineers, it is permissible to completely remove elements or make holes in load-bearing walls as long as a reinforcement steel structure (beam, frame, column, etc.) is installed in place to maintain the static structure and the stability of the building. Of course, every particular problem has its own specific solution, and the general theory would not be very useful here.

Q&A: Attic

Utilization of each square centimeter and its transformation into sellable living area is of exceptional importance these days. This trend is not bad because it should lead to a reduction in the uncontrolled contructing and to modernizing of the outdated buildins. Unfortunately in our country not this idea but the economic crisis led to the collapse of the industry. Still, it is always better to turn the empty and dust covered basements and ceilings into cozy homes than to destroy green areas in order to raise up the next "winning" buildings. Here are a few ideas on how to utilize the space below the sloped wooden roof which is typical for many Bulgarian buildings...

Q&A: What to pay attention to when we want to turn the attic into a habitable space?

First of all, make sure that the roof structure is sound and operational. The most common shortcomings in older buildings are:

• The wood elements are rotten, eaten by worms or unprotected from fire;
• The tiles have been removed by storms and broken by stones and strong hailstones;
• The gutters and drains are clogged unfixed and / or drilled;
• The thermal insulation of the perimeter overwalls and the wooden structure itself is missing;
• There are no windows and roof openings for light and ventilation;
• The minimum clear height at the end of the slope is too small.

Q&A: How to renovate and strengthen the wood construction?

The elements which have lost their entirety and stability should be replaced by new ones. In this case you should always choose dry wood, identical by type and dimensions of the sections with the original. Cover and impregnate the entire construction with materials for fire protection. Remember that the nice appearance is something you need to emphasize. The sandpaper, the linseed oils, the lacquers and the wood agers will help you in achieving the goal. The metal plates and screws should also meet the aesthetic requirements.

Q&A: What should we do with the tiles?

Depending on the degree of damage you should decide whether it is more appropriate or safe to replace the entire roof covering. It would be nice to preserve the architectural appearance of the building by using materials similar to the original ones. Do not forget to mount special grilled tiles which would ensure the roof ventilation and should be prescribed by a professional. In case the building is taller and its tiles are either way not visible from the ground or you just find it more convenient and easy, you could use bitumen rolled materials.

Q&A: Shall we replace the gutters and drainage pipes?

Replacement is only necessary if the entire gutters and drainage pipes or significant parts of them are rusted, crushed or pierced. In the rest of the cases, basic purging, strengthening and rewelding of the damaged parts is sufficient enough. It is a good idea to install a heating system for melting ice and snow - the main causes of damage in this case. It is equipped with a sensor for temperature and humidity and a wire which will prevent the icing and clogging with snow.

Q&A: Where and what insulation should we use?

On the surrounding outer walls you should use solid thermal insulation boards of extruded polystyrene with closed cell structure. It is always better to mount them on the outside of the wall. Of course do not forget to coordinate your actions with a specialist in energy efficiency, as well as with the project for general rehabilitation and reconstruction of the building. Regarding the insulation on the roof it must consist of mineral rock wool which has three very important functions at the same time - thermal, acoustic and fire protection. It should be mounted between the wooden ribs and is usually closed by wooden boards, plywood or plaster boards from underneath. As the wool is a highly hydroscopic material which loses its qualities when is wet, it is good for it to be protected by a layer of polyethylene or steam insulation on both sides.

Q&A: What do we have to do if the light in the attic is insufficient?

It is best to choose a building that has window openings in the perimeter walls or at least there is the possibility of creating new ones. Where the conditions do not allow this you should definitely provide sufficient number of large windows in the slope of the roof. Dormers are even a better solution, as they would offer not only light and ventilation but also a better, interesting and variable views. Their construction is however linked to more difficulties and money.

Q&A: What is the minimum usable height?

Typically, the perimeter walls at the edge of the slope are the lowest. According to me you have to restrict the new premises with a wall whose height is not less than 1.50 m in order not to get dysfunctional and difficult to furnish and clean corners. There is the best place to put furniture for sitting or sleeping.