My landlord will not make repairs: 7 months of ceiling leaks
Thomas, a tenant in Charleroi, shares 7 months of battling to get a roof leak repaired. Formal notice, Regional Housing Service and justice of the peace.
October 2024 — the leak
I have been renting a 65 m2 attic apartment in the centre of Charleroi since March 2023. Rent: 680 EUR including charges. My landlord, Mr Dumont, owns the entire building — 6 apartments. A residential lease of 3-6-9. The first 18 months went without a problem.
At the beginning of October 2024, after a week of rain, a brown stain appeared on my bedroom ceiling. In 3 days, it went from the size of a plate to that of a serving tray. Water seeped drop by drop. I placed a bucket under the leak and called Mr Dumont.
His response on the phone: “It’s condensation, ventilate better.” I know the difference between condensation and water flowing from the roof. But I noted his response and waited.
November 2024 - January 2025 — the ignored requests
On 5 November, I sent a detailed email to Mr Dumont: 6 photos of the stain (which kept growing), description of the problem, request for a roofer to intervene. Response: none.
On 20 November, I sent another email. Response 3 days later: “I’ll look at it when I have time.” Time passed, the stain spread. In December, the paint began to blister and mould traces appeared around the leak. I slept with a bucket next to my bed.
On 10 January 2025, I sent a formal notice by registered letter. I reminded him of the landlord’s obligation to maintain the property in good condition (Article 1720 of the Civil Code), described the worsening damage, and set a 15-day deadline to intervene. I mentioned that without a response, I would contact the Regional Housing Service and the justice of the peace.
I waited 3 months before sending a registered letter. Emails are useful for keeping records, but only a registered letter carries strong evidential value in Belgian law. Do not delay.
No response to the registered letter. Mr Dumont did not even sign the acknowledgement of receipt. The letter came back marked “unclaimed.”
February-March 2025 — the housing inspection
On 3 February, I contacted the Housing Inspection Service of the Walloon Region. I filled in an online form, attaching my photos, emails and formal notice. The procedure is free.
An inspector attended on 24 February. Their report was unequivocal:
- Active roof leak at the flashing level
- 1.8 m2 damp patch on the bedroom ceiling
- Mould over 0.5 m2 — health risk
- The property does not meet the minimum habitability criteria of the Walloon Housing Code
The report was sent to Mr Dumont on 5 March with a 30-day deadline to carry out the repairs. This time, Mr Dumont reacted: he called me, furious, accusing me of having “called the inspection.” But he still did not start the works.
April-May 2025 — the justice of the peace
On 7 April, I summoned Mr Dumont before the justice of the peace in Charleroi. I appeared without a lawyer — the procedure is straightforward and the documents speak for themselves: 7 months of leaks, 4 written requests, 1 unfavourable inspection report.
The judge delivered the judgment on 12 May:
- Obligation to repair the roof within 30 days, subject to a penalty of 50 EUR per day of delay
- Rent reduction of 15% retroactive over the 7 months of leaks, i.e. 714 EUR returned to me
- Damages of 600 EUR for loss of enjoyment (sleeping with a bucket, mould)
- Costs to be borne by the landlord
Mr Dumont brought in a roofer on 28 May. Repair costs: 3,400 EUR. The leak was fixed. The ceiling was repainted. To track the entire procedure and preserve evidence, I had centralised everything using an online rental management tool.
What I learned
Seven months with a bucket in the bedroom. A gruelling experience but rich in lessons for every tenant:
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The Housing Inspection Service is your best ally. Free, quick (4 weeks’ wait in Wallonia), and its report carries considerable authority before the judge. Do not hesitate to contact them.
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Never stop paying the rent. I continued paying 680 EUR every month, even with a bucket in the bedroom. That is what allowed me to be beyond reproach before the judge and to obtain a retroactive reduction + damages.
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The justice of the peace is accessible. You do not need a lawyer for a straightforward rental dispute. Filing a summons costs approximately 40 EUR. The judge knows these cases inside out and generally rules in the tenant’s favour when the evidence is solid.
Other tenant testimonials: My landlord enters my home without warning, My landlord refuses to return the deposit and My landlord wants to increase charges retroactively.
- “**Report every problem in writing from day one.** A text message, an email, a registered letter: the medium matters less than having a dated record. The history of requests is your best weapon before the judge.
- “**Contact the Regional Housing Service before going to court.** In Wallonia, the Housing Inspection Service can record the deficiencies and formally notify the landlord. It is free and often sufficient.
- “**Never reduce the rent on your own initiative.** Even if the property is degraded, paying a reduced rent without the landlord's agreement or a court decision puts you in the wrong. Keep paying and ask the judge for a reduction.
Week-by-week timeline
Frequently asked questions
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The landlord must carry out all repairs necessary to maintain the property in good condition, excluding minor maintenance repairs (Article 1720 of the Civil Code). Major repairs (roof, structure, fixed installations, heating, electrics) are always the landlord's responsibility. The tenant is responsible for minor repairs related to daily use.
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No, the tenant cannot unilaterally deduct repair costs from the rent. They must first obtain authorisation from the justice of the peace to carry out works at the landlord's expense, or ask the judge to order the repairs. The exception: emergency repairs to prevent imminent damage.
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Yes, the tenant can request a rent reduction from the justice of the peace if the property no longer meets safety, health or habitability conditions. The judge sets the reduction according to the severity of the problem. In Wallonia, the tenant can also contact the Housing Inspection Service.
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Yes, if the deficiencies are serious and render the property uninhabitable, the tenant can request dissolution of the lease at the landlord's fault before the justice of the peace. The judge may award damages and exempt the tenant from the break compensation.
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