What's in a rental contract in Belgium?

This is what you need to know about your rights and obligations when renting in Belgium.

Angelina

13 minute read

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Updated on 16 Sep 2026

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Renting

A Belgian rental contract must set out the rent, the duration, the deposit terms, and the notice period, and your landlord has to register it within two months for it to be legally binding. While most Europeans can search for suitable accommodation upon arrival in Belgium, those who come from non-EU countries need to arrange a place in advance. After all, you need to register your address within 7 days from your arrival to get your residence permit.

Yes, the process for renting in Belgium can differ, depending on where you come from. But also laws governing your rental agreement will vary per type of rental contract and region where your flat is located:

• Brussels Housing Code
• Flanders Housing Decree
• Walloon Housing Rental Decree

However, certain tenant rights and obligations are the same for everyone in Belgium. So, before you sign your rental agreement, make sure you understand your tenant rights in Belgium:

• requirements to rent in Belgium
• the steps you need to take to rent safely
• your rental contract, rights and obligations
• rent increase in Belgium
• when subletting is legal in Belgium
• where to go if you have problems with your landlord

If you’re just starting your journey, don’t miss your moving-to-Belgium checklist for a step-by-step relocation overview, or see the pros and cons of living in Belgium to set the right expectations before you sign a lease.

Let's dive right in!

• For everyone: a rental guarantee in Belgium can't exceed 3 months' rent, and your landlord must register your contract within 2 months for it to be valid.
• For students on short stays: a short-term contract (6 months to 3 years) needs 3 months' notice to end early, plus a penalty of up to 1.5 months' rent depending on the region.
• For young professionals on long-term leases: 9-year contracts let you leave every 3 years penalty-free once you're past year 3, with 6 months' notice (3 months in Flanders).
• For everyone: rent can only go up once a year, and it's tied to Belgium's consumer price index (CPI), not your landlord's discretion.
• For everyone: keep evidence, photos of the inventory check, registered letters for notices, since disputes over deposits and repairs are common.

Renting in Belgium isn't as difficult and expensive as it's in countries like the Netherlands or the UK. You'll find plenty of options for your new home even in the best neighbourhoods of the capital. However, the prices differ greatly depending on which of Belgium's best cities you choose as your destination.

Despite having a similar cost of living in Belgium, rent prices in Brussels are generally 20% higher than in Antwerp.

Most of the houses in Belgium are rented in an unfurnished state and excluding utilities. Only some apartments are serviced, where everything is arranged for you by your landlord and the fees are included in your rent.

Always check what's included in your rent and in what state your apartment is to prevent unwanted surprises!

The documents needed to rent a place in Belgium vary, depending on the rules established by the owner or agency.

However, you'll be often asked to submit:

• your passport
• your current address
• your residence permit (sometimes your visa will suffice)
• proof of funds (e.g. payslips, employment contract, bank statements)
• Belgian bank account details

Have you found your dream home? Congratulations! There're a few more things left to do before you move into your new apartment in Belgium:

1. Perform an inventory check
2. Read and understand your rental contract
3. Pay the rental guarantee
4. Make sure your landlord registers the contract

1. Inspect the property before you move in

We advise you to carefully inspect your accommodation before moving into your new place in Belgium. However, it's not always possible if you're arriving from abroad. In that case, make sure you perform the inventory check together with your landlord by the end of the first month of the rental contract.

You can complete the inventory report with your landlord or with an external expert.

It should include:

• description of the state of the rooms, materials, fixtures and fittings
• water, gas and electricity metre numbers
• if the apartment is cleaned thoroughly

Take your time and make sure that the report includes photos. If you miss something, you risk paying for it at the end of your lease.

2. Read your rental contract carefully

Don't rush to sign your tenancy agreement. Make sure you've a good grasp of it first and that your rights are protected. Your signature means that you agree with all the clauses.

Do you've questions about your rental contract in Brussels? You can get advice from an expert by reaching out to Expat Welcome Desk at info@commissioner.brussels.

3. Pay your rental guarantee

Once you sign, you'll need to pay the rental guarantee before you move in. Your landlord can't ask for more than 3 months' rent, and it must go into a locked account, not their personal one. See exactly how this works and how to get your deposit back further down this guide.

4. Make sure your landlord registers the contract

For your rental agreement to be legally binding, your landlord must register it with the registration office within 2 months of your lease. If they fail to do so, you're free to cancel your contract at any time without fees. And while that might sound tempting, it also works the other way around.

So, to avoid being evicted out of the blue, you should always make sure your contract is registered.

A valid rental contract in Belgium should clearly state the identity of both parties, the address and description of the property, the monthly rent and what it does or doesn't include, the duration of the lease, the deposit amount and where it's held, and the notice periods and penalties for ending the contract early. It should also spell out who's responsible for which repairs and maintenance tasks.

Don't rush to sign. Read every clause, ask questions if something's unclear, and remember that your signature means you agree to all of it, including the parts you skimmed.

The length of your lease shapes almost everything else in the contract, from notice periods to renewal rights, so it's worth understanding the two main types before you sign.

Short-term vs long-term contracts in Belgium

There are 2 common types of rental agreements in Belgium, based on their length:

• Short-term (up to 3 years)
• Long-term (3 – 9 years)

The few less common rental contracts include a very short lease of less than 6 months and a lifetime lease.

Short-term rental agreements in Belgium

A short-term lease in Belgium is a rental agreement valid for 6 months to 3 years. To terminate a short-term rental contract, you or your landlord must give at least 3 months' notice before the end date of the lease.

You can extend a short-term rental contract under the same conditions, but the duration of the lease can't be longer than 3 years in total. How often you're allowed to renew your contract varies from region to region. In Flanders, you can only renew it once, in Wallonia twice, and in Brussels even more than twice.

Be careful: if you don't give notice 3 months before the end date of the short-term lease, it automatically turns into a long-term rental agreement.

Terminating a short-term contract in Brussels and Wallonia

In Brussels and Wallonia, if you'd like to terminate a short-term contract early, you must give 3 months' notice and pay a penalty of 1 month's rent.

Landlords in Brussels and Wallonia can only terminate a short-term rental agreement prematurely after the 1st year of the lease, upon giving 3 months' notice and paying a penalty of 1 month's rent. They can only do so if they're going to move into the accommodation themselves or let members of their family occupy the space.

Terminating a short-term contract in Flanders

In Flanders, if you'd like to terminate a short-term contract early, you must give 3 months' notice and pay a penalty of:

• 1.5 months' rent if you cancel the contract during the 1st year
• 1 month's rent if you cancel the contract during the 2nd year
• half a month's rent if you cancel the contract during the 3rd year

Landlords in Flanders can't terminate short-term contracts prematurely.

Long-term rental agreements in Belgium

Long-term rental contracts are common in Belgium. They're often called "9-year contracts," although their length can range between 3 and 9 years or be unspecified.

Unless you or your landlord terminate your lease before its expiry date, it will automatically be extended for 3 more years under the same conditions. You can then terminate it every 3 years without fees, with prior notice of 6 months. In Flanders, tenants are allowed to give 3 months' termination notice, while in Brussels and Wallonia, contracts must be cancelled at least 6 months before the end date.

You can terminate a 9-year contract (or any long-term rental agreement) prematurely without a reason, provided you give 3 months' notice. However, if you end your lease within the first 3 years, you must pay a penalty fee of:

• 3 months' rent if the contract is terminated in the 1st year
• 2 months' rent if the contract is terminated in the 2nd year
• 1 month's rent if the contract is terminated in the 3rd year

On the other hand, your landlord must give you six months' notice if they want to terminate your lease. They can only terminate your lease if:

• your landlord or their family member(s) will move into the property, or
• after at least three years, they intend to carry out reconstruction, transformation, or renovation work

Alternatively, after at least three years, your landlord can terminate your lease without a reason by paying compensation of:

• 9 months' rent if they cancel the contract at the end of the third year, or
• 6 months' rent if they cancel the contract at the end of the sixth year

Yes, but the process depends on your contract type. For both short-term and long-term contracts, you need to give notice and, in most cases, pay a penalty (see the exact amounts above for your contract type and region).

To officially terminate your rental contract, you must send it in writing by post, preferably as a registered letter. Keep in mind the notice period specific to your type of contract.

The notice period always begins on the 1st day of the following month after your landlord receives the letter. For example, if you send the letter on November 8th, your notice period starts on December 1st. To be safe, always send your letter a couple of days in advance.

In most cases, your landlord will request a rental guarantee to compensate them in case their property gets damaged. You've to pay the specified sum after signing your rental contract and before you move in.

Your landlord can't ask you to pay more than 3 months' rent as a rental guarantee in Belgium.

You can pay your rental security deposit in Belgium in 2 ways:

1. Pay 2 months' rent to a 'blocked bank account'

You open an account in your name, specifically for guarantee purposes. The money and any interest earned are locked until the end of your lease. The funds can only be released with the agreement of you and your landlord, after inspecting the property and paying any required fees.

This service is offered by certain Belgian banks as well as the Belgian Ministry of Finance.

2. Pay 3 months' rent via a bank guarantee

If you aren't able to pay the whole deposit in one payment, you can sometimes choose to pay an amount equal to 3 months' rent in instalments over a period of a maximum of 3 years to your bank. In that case, the bank becomes the guarantor on your behalf. This method is pretty uncommon, as it might make your landlord doubt your solvency.

Always check your contract regarding the preferred method of security deposit.

Never pay your deposit in cash or to the landlord's bank account directly.

Normally, you should get your deposit back within 1 month of moving out. If your landlord delays or disputes the amount, ask for a written breakdown of any deductions and, if you can't agree, take the matter to your local Justice of the Peace (see below).

For more on budgeting for your move, see what you’ll actually pay each month in Belgium.

Landlord obligations

Once your contract is registered, your landlord is legally obliged to:

• deliver the property in a good state of repair
• make all necessary repairs, except those due to the tenant's negligence
• notify the tenant if they plan to visit the premises

Tenant obligations

Next to having certain tenant rights in Belgium, you also have the following obligations:

• pay a security deposit
• pay the rent in full and on time
• use the property with due care
• take responsibility for any damage, unless it's outside of your control
• return the property in good condition at the end of the lease (if mentioned in the contract, you might have to reseal holes, paint the walls back to the initial colour, etc.)

Who pays for repairs: you or your landlord?

The tenant is responsible for general cleaning and any minor repairs from the damage they've caused. Unless your contract states otherwise, you also have to take care of plumbing issues, broken windows, or tiles.

If there's a major problem, you must notify your landlord as soon as possible. The best way to do that is by sending a registered letter.

The landlord must carry out any major repairs, especially if they're caused by wear, tear, or defects. If your landlord refuses to fix something that's legally their responsibility, put the request in writing (a registered letter is best evidence), give them a reasonable deadline, and if they still don't act, contact your local tenants' association or the Justice of the Peace for your municipality.

Can a landlord increase rent in Belgium?

Your landlord can increase your rent annually according to the Belgian consumer price index (CPI). Your rent is then calculated by the following formula:

Old rental price x New CPI / Old CPI (as of the start date of your rental agreement)

You can also use an online calculator to calculate your new rent!

What happens if you don't pay rent in Belgium?

Belgian laws are quite tenant-friendly, and evicting someone isn't an easy process. To legally evict you, your landlord must take the matter to court, and the process might take up to 1 year. What's more, the court often only looks at cases where the tenant hasn't paid rent for at least 3 months.

Is subletting legal in Belgium?

It's illegal to sublet a whole property in Belgium. It's however possible to sublet a room with written permission from your landlord.

Are you a student participating in a student exchange programme or doing an internship abroad? Then you're legally allowed to sublet your room without written permission.

Rental scams in Belgium usually follow the same pattern: a listing with below-market rent, a "landlord" who's conveniently abroad, and pressure to pay a deposit before you've even seen the place. Never transfer money before signing a contract, and never pay your guarantee in cash or directly into a personal bank account, it should always go into a blocked account or bank guarantee, as explained above.

Before you commit, verify that the person you're dealing with actually owns or manages the property, ask to video call or do a live video walkthrough if you can't view in person, and be suspicious of anyone who refuses to provide a written contract or registration details. If a deal feels rushed or the price feels too good to be true for the area, walk away.

Booking through a platform with identity-verified landlords and secure payment handling removes most of this risk, since you're not sending money to a stranger's personal account and can flag anything that looks off before you pay.

Sometimes things don't go according to plan. If you've got a disagreement with your landlord over repairs, your deposit, or contract terms, start by putting your complaint in writing, preferably a registered letter, so you have proof of the date and content.

If that doesn't resolve things, head to your local or regional tenants' association (syndicats de locataires/huurdersbond) for advice. For formal disputes, such as an unreturned deposit or a landlord refusing necessary repairs, you can bring your case to the Justice of the Peace (Juge de paix / Vredegerecht) of the district where the property is located. This is the court that handles rental disputes in Belgium, and it's designed to be accessible without needing a lawyer.

Registering your rental contract (done by your landlord, within 2 months) is separate from registering your address with the municipality (done by you). If you're moving from abroad, you generally need to register at your local town hall (commune/gemeente) shortly after arrival, often within days, to get or renew your residence permit. Check the exact deadline with your local commune, since it can vary. If you’re moving for work, you might also want to check out finding a job in Belgium.

This article is for informational purposes only, and you cannot derive any legal rights from this. Please consult the appropriate authorities for the latest developments.

Once you know your rights and what belongs in your contract, the safest way to act on it is to avoid handing money to strangers before you've verified who you're dealing with. HousingAnywhere lets you book verified listings from identity-checked landlords, message them directly before you commit, and pay securely through the platform instead of sending a deposit into the void. That means you can arrange your rental contract in Belgium and lock in your new home before you even land.

For a smooth arrival, see where to buy groceries in Belgium and other essentials to help you settle in fast.

If you haven't already, check your moving-to-Belgium checklist for every step from paperwork to first groceries.

How do I get my rental deposit back in Belgium? You should get it back within 1 month of moving out, once you and your landlord agree on the property's condition after inspection. If your landlord withholds it unfairly, ask for a written breakdown of deductions and escalate to a tenants' association or the Justice of the Peace if needed.

What should I do if my landlord refuses to make repairs? Send a registered letter detailing the issue and a reasonable deadline. If your landlord still doesn't act on a repair that's legally their responsibility, contact your local tenants' association or bring the case to the Justice of the Peace.

Do I need a Belgian bank account to rent an apartment? Often, yes. Landlords commonly ask for a Belgian bank account for rent payments, though this varies by landlord or agency.

What is a 9-year contract in Belgium? It's the common name for a long-term rental agreement, which can actually run anywhere from 3 to 9 years or be unspecified. It renews automatically every 3 years unless either party gives notice.

Can my landlord visit my apartment without notice? No. Your landlord must notify you before visiting the property; unannounced visits aren't part of their legal rights as a landlord in Belgium.