Complete checklist to rent out your first property

Steps to take before renting out a property

Renting out your first property in Belgium can seem complex: between regional obligations, required documents and taxation, it is easy to miss an important step. This guide takes you through the process step by step, from preparing the property to collecting the first rent.

Before publishing any advertisement, you must ensure the dwelling meets the minimum habitability standards of your region. In Brussels, it is the Brussels Housing Code that sets the criteria. In Wallonia, a rental permit is required for certain dwellings (small dwellings, collective housing). In Flanders, the Vlaamse Wooncode imposes a compliance check.

Mandatory documents

The EPC certificate

The Energy Performance Certificate (EPC) is mandatory before any rental listing. It must be mentioned in the property advertisement (energy score and consumption). Average cost: 150 to 400 EUR, valid for 10 years.

In Flanders, a minimum EPC score will progressively be required for rental properties (minimum label D by 2030, label C by 2035). Factor this constraint into your investment strategy.

The electrical inspection certificate

Since 2020, an inspection of the electrical installation by an approved body is mandatory when renting out in Flanders. In Brussels and Wallonia, it is strongly recommended and required in the event of a sale or modification of the installation.

Regional annexes to the lease

Each region requires specific annexes to be attached to the lease:

How to set the right rent

Setting the rent too high extends the vacancy period. Too low, and it penalises your yield. Here are the sources to consult:

• Indicative rent grid (Brussels): official tool based on property characteristics
• Rent observatory (Wallonia): statistical data by municipality
• Huurschatter (Flanders): online market rent estimator
• Listing websites (Immoweb, ImmoVlan): comparison of asking rents for similar properties in your area

To learn more about calculating rental yield, see our tax guide.

The lease and rental deposit

Drafting the lease

The primary residence lease must contain a number of mandatory items: identity of the parties, property description, rent and charges amount, lease duration, indexation method, effective date. To create a compliant lease online, dedicated tools guide you through the drafting process.

The rental deposit

The rental deposit protects the landlord against unpaid rent and rental damage. In Belgium:

• Blocked individual account: maximum 2 months’ rent, in the tenant’s name
• Bank guarantee: up to 3 months’ rent, built up progressively
• CPAS guarantee: up to 3 months, for tenants in financial difficulty

The landlord may never receive the deposit in cash or place it in their own account. The deposit is returned at the end of the lease, after any deduction based on the exit inventory.

The inventory of fixtures

The entry inventory is mandatory in Brussels and Wallonia. It must be carried out jointly (in the presence of both parties) on the day the keys are handed over. Make it detailed and accompanied by photographs. See our guide on how to organise an effective inventory of fixtures.

Tax and insurance for new landlords

What you must declare

For a rental to a private individual for personal use, you declare the indexed cadastral income (CI) of the property in your personal income tax return. The tax authorities apply a 40% increase on the indexed CI, which is added to your other income to determine your marginal tax rate. You do not declare the actual rent.

If the tenant uses the property for professional purposes (or mixed use), you declare the actual rent minus a flat-rate charge deduction of 40% (capped). The tax burden is then generally higher.

The property tax (onroerende voorheffing)

The property tax is an annual regional tax based on the cadastral income. It is owed by the owner, not the tenant (unless otherwise agreed in commercial leases). The amount varies by municipality and region.

Essential insurance

For a complete guide, see the landlord’s insurance guide.

Day-to-day tracking and management

Once the lease is signed and the tenant has moved in, management does not stop. Here are the recurring tasks to plan:

• Annual rent indexation: on the anniversary date of the lease, based on the health index
• EPC renewal: every 10 years, or after energy renovation works
• Charges statement: annual if monthly provisions are used, with supporting documents
• Maintenance and repairs: distinguish between tenant repairs (tenant’s responsibility) and major repairs (landlord’s responsibility)
• Tax return: every year in your personal income tax return

For a first property, a spreadsheet may suffice. From the second property onwards, a rental management tool will save you considerable time and limit the risk of oversights. The key is to start on solid foundations: a compliant lease, a rigorous inventory and correct tax management from day one.