My tenant asks for expensive repairs: must I agree?
Michel, a landlord in Charleroi, recounts how his tenant demanded a full bathroom renovation. What is compulsory, what is not, and how to negotiate.
- 01 The request
- 02 The assessment
- 03 The sorting
- 04 The agreement
- 05 Lessons learned
March 2025 — the request
I am Michel, 57, owner of 2 flats in Charleroi which I manage myself. My tenant, Sandra, 39, a primary school teacher, has been in a 2-bedroom flat on the 1st floor for 4 years. Rent: EUR 650 per month. Standard residential lease, serious tenant.
On 5 March Sandra sent me a 3-page email. She was requesting a complete bathroom renovation. She attached a quote from a contractor she had contacted herself: EUR 8,500. The quote included:
- Bathtub replacement (cracked, slight leak at the seal)
- Wall tile replacement (3 tiles loose)
- New VMC (out of service for “several months”)
- New vanity unit (deemed “dated”)
- Installation of a walk-in shower in place of the bathtub
- New designer taps
My first reaction: EUR 8,500 is a lot. My second reaction: not everything may be my responsibility.
Under Belgian law, the landlord must maintain the property fit for its intended use (Article 1720 of the Civil Code). This covers major repairs and replacement of worn-out equipment. It does not cover aesthetic or comfort improvements the tenant wishes for.
March 2025 — the assessment
On 12 March I went to the property to inspect the bathroom myself:
- Bathtub: indeed cracked over 15 cm, with a slow leak that had caused a damp patch on the ceiling below. This is a compulsory repair.
- Tiles: 3 tiles loose on a wall, no infiltration risk but unsightly. Compulsory repair (wear after 20 years).
- VMC: indeed out of service. Air extraction in a bathroom without a window is a legal requirement in Brussels and Wallonia. Compulsory repair.
- Vanity unit: functional but dated. Not a landlord obligation.
- Walk-in shower: comfort improvement, not an obligation.
- Designer taps: aesthetic improvement, not an obligation.
On 20 March I brought in my own tradesperson for an independent assessment. His quote for the compulsory work (standard bathtub, tiles, VMC): EUR 4,200. Half the tenant’s quote.
Never rely on the single quote presented by the tenant. Always get a quote from a tradesperson of your own choosing. The difference can be twofold, especially if the tenant has requested premium specifications.
April 2025 — the sorting
On 1 April I sent Sandra a detailed letter with my item-by-item analysis:
My responsibility (compulsory — EUR 4,200):
- Standard bathtub replacement: EUR 1,800
- Tile repair (3 tiles): EUR 400
- VMC replacement: EUR 650
- Labour and finishing: EUR 1,350
Refused (comfort improvement):
- Walk-in shower: no (I am installing a standard bathtub)
- New vanity unit: no (the current one works)
- Designer taps: no (I am replacing like for like)
Sandra was disappointed but understood the logic. She made a counter-proposal: she would pay the difference between the standard bathtub and the walk-in shower (EUR 1,200 upgrade cost), and I would cover the rest. In exchange, she accepted a rent increase of EUR 25 per month from the completion of the work.
April 2025 — the agreement
On 10 April we signed a lease addendum formalising the agreement:
- Work at landlord’s expense: bathtub, tiles, VMC replacement — EUR 4,200
- Supplement at tenant’s expense: walk-in shower upgrade — EUR 1,200
- Rent increase of EUR 25/month from 1 June (from EUR 650 to EUR 675)
- Work scheduled in May, estimated duration 5 working days
The work was completed from 5 to 12 May. Sandra was satisfied: she had her walk-in shower. I was satisfied: the bathroom is up to standard, the rent has been revalued, and the property value has increased.
Factual summary: 5 weeks to resolution. EUR 4,200 in work at my expense (compulsory). EUR 1,200 contributed by Sandra (comfort). Rent increase of EUR 25/month, i.e. EUR 300 per year. In 14 years the upgrade is amortised. And above all, a satisfied tenant who will probably stay for a long time. Everything is formalised in the updated lease agreement.
What I learned
Three lessons for any landlord facing an expensive repair request:
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Always distinguish the compulsory from the desirable. List each item in the quote and classify it: compulsory (safety, habitability, wear) or comfort (aesthetic, modernisation). Only the first category is your responsibility. Having a well-drafted lease that defines respective obligations makes this sorting easier.
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Always get your own quote. The tenant’s quote may be inflated, include premium specifications or items that are not your responsibility. Your tradesperson gives you an objective market price.
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Negotiate a cost-sharing arrangement when it makes sense. Sandra wanted a walk-in shower, I wanted a standard bathtub. By sharing the extra cost, everyone wins: she gets her comfort, I get added value on the property and an increased rent. The addendum formalises the agreement and protects both parties. More cases in our landlord cases section.
- “**Distinguish compulsory repairs from comfort improvements.** The landlord must maintain the property in a habitable condition (Article 1720 of the Civil Code). A cracked bathtub that leaks is compulsory. Replacing a bathtub with a walk-in shower is comfort.
- “**Have an independent professional assess the work, not the tenant's tradesperson.** The tenant presents the most expensive quote. Bring in your own tradesperson for an objective assessment. The difference can reach 40%.
- “**Negotiate an intelligent cost-sharing arrangement.** If certain work improves the property (and allows a rent increase), sharing costs can be advantageous for both parties. Formalise it through an addendum.
Week-by-week timeline
Frequently asked questions
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No. The landlord is responsible for major repairs and maintaining the property in a habitable condition (Article 1720 of the Civil Code). Minor maintenance repairs are the tenant's responsibility. Improvement or comfort work is not compulsory.
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Major repairs are the landlord's responsibility: roof, structure, boiler, pipes, electrical installation, VMC. Everything relating to the age or normal wear of equipment provided with the property falls to the landlord. Minor repairs (seals, handles, light bulbs) are the tenant's responsibility.
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No, except in an emergency (leak, danger). For non-urgent work, the tenant must first send a formal notice by registered letter, then apply to the justice of the peace if the landlord does not respond. The tenant cannot deduct the cost from the rent without court authorisation.
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Yes, if the work constitutes a significant improvement (not a simple like-for-like replacement). The rent revision must be formalised by a lease addendum and correspond to the actual added value. In case of disagreement, the justice of the peace decides.
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