Insurance guide for landlords
Essential insurance for landlords in Belgium. Fire, civil liability, unpaid rent guarantee, legal protection and EPC insurance. Comparison and advice.
Landlord insurance: overview
Renting out a property means exposing yourself to specific risks: fire, water damage, unpaid rent, rental damage, legal disputes. Good insurance coverage is the safety net that protects your investment.
In Belgium, most of these insurance policies are not legally mandatory (except fire insurance in Wallonia), but they are economically essential. A single uninsured claim can cost more than 20 years of insurance premiums.
The landlord and the tenant each have their own insurance to take out. The landlord’s insurance covers the building and rental-related risks. The tenant’s insurance covers their tenant civil liability and personal contents.
Landlord fire insurance
What it covers
Landlord fire insurance (also called non-occupying owner home insurance) covers:
- Fire, explosion, lightning: destruction or deterioration of the building
- Water damage: leak, overflow, infiltration
- Storm, hail, snow pressure: damage to roofs, windows, facades
- Theft and vandalism: if option subscribed
- Building civil liability: damage caused to third parties (falling tile, slip on the pavement)
What it does not cover
- The tenant’s contents (that is their insurance)
- Fittings carried out by the tenant without agreement
- Normal wear and tear
- Known and undeclared hidden defects
The cost
For an 80 m2 apartment, expect between 150 and 350 EUR/year. The amount depends on location, surface area, building age, type of construction and coverages subscribed.
| Surface area | Average annual premium | Excess |
|---|---|---|
| Studio/1 bedroom | 120-200 EUR | 250-500 EUR |
| 2 bedrooms | 180-300 EUR | 250-500 EUR |
| 3+ bedrooms | 250-450 EUR | 250-500 EUR |
| Detached house | 300-600 EUR | 500-1,000 EUR |
Unpaid rent insurance
Why subscribe
Unpaid rent insurance (GLI - Unpaid Rent Guarantee) compensates the landlord when the tenant stops paying. It generally covers:
- Unpaid rent for 12 to 24 months
- Unpaid recoverable charges
- Legal costs (lawyer, bailiff, clerk)
- Rental damage beyond the rental deposit (depending on the contract)
Cost and conditions
- Premium: 2 to 4% of annual rent (i.e. 180-360 EUR/year for a rent of 750 EUR/month)
- Waiting period: 3 to 6 months (no coverage in the first months of the lease)
- Conditions: solvent tenant at entry (income minimum 3x the rent), compliant lease, rental deposit established
Unpaid rent insurance is particularly recommended if your property represents a significant portion of your income or if you are repaying a mortgage. The cost is tax-deductible if you hold the property through a company (SRL).
To find out how to react in the event of non-payment, see our guide on unpaid rent step by step.
Legal protection
What it covers
Legal protection insurance covers procedural costs in the event of a dispute with the tenant:
- Lawyer fees
- Expert fees
- Clerk and bailiff fees
- Mediation
When it is useful
- Dispute over the exit inventory and return of the rental deposit
- Contested repairs charged to the tenant
- Eviction proceedings for breach of lease obligations
- Neighbourhood disturbance caused by the tenant
The cost is between 80 and 200 EUR/year, often included as an option in fire insurance or subscribed separately.
Other useful coverages
Building owner civil liability
If you own an entire building (not in co-ownership), building civil liability covers damage caused to third parties by a maintenance defect. In co-ownership, this coverage is included in the collective building insurance.
Vacancy insurance
Some insurers offer coverage for rental vacancy: if the property remains empty between two tenants (after notice, non-payment or works), the insurance compensates part of the lost rent. The franchise period is generally 1 to 3 months.
Renovation works insurance
If you carry out renovation works on the rented property (between two tenants), a Contractor’s All Risks (CAR) insurance covers damage to works in progress and the site’s civil liability.
For a complete overview of landlord obligations regarding safety and insurance, see our dedicated guide.
How to choose your insurance
The choice depends on your risk profile and management volume:
- 1 property, stable tenant: fire insurance + building civil liability are sufficient. Legal protection is a bonus.
- Multiple properties: add unpaid rent insurance and legal protection. The total cost is tax-deductible through a company.
- Entire building: comprehensive package (fire, civil liability, unpaid rent, legal protection, vacancy) from the same insurer for bundled rates.
Good habits
- Compare at least 3 quotes before subscribing
- Check exclusions and excesses, not just the premium
- Update your contract after each renovation (the insured value must reflect reality)
- Require the tenant to provide fire insurance proof at lease signing
- Centralise your policies in your rental management tool so you do not forget renewal deadlines
Frequently asked questions
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Fire insurance is not legally mandatory at the federal level. However, in Wallonia, it is mandatory for rented properties. In Brussels and Flanders, it is strongly recommended and often required by mortgage lenders. In co-ownership, the building insurance is taken out collectively by the co-ownership, but it does not cover the owner's contents or private fittings.
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Most unpaid rent insurance policies include coverage for legal costs (lawyer, bailiff, clerk's fees) related to rent recovery and eviction proceedings. The cap varies by contract (generally 5,000 to 15,000 EUR). Some policies also cover rental damage beyond the rental deposit. Check the conditions, the waiting period (often 3 months) and the exclusions before subscribing.
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The tenant is legally liable for fire in the rented property, unless they prove force majeure, a construction defect or spread from a neighbouring property (Article 1733 of the Civil Code). They therefore have every interest in taking out tenant fire insurance (tenant civil liability). The lease may even impose this obligation. If the tenant is not insured and a fire occurs, they must compensate the landlord from their own funds.
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