My tenant is hospitalised: who pays the rent during 4 months?

November 2024 — the hospitalisation

I rent out a furnished studio of 42 m2 in Ixelles, which I have owned since 2019. My tenant, Mrs Dupuis, 73, retired, had been living there alone for 5 years. Rent: 800 EUR including charges. A residential lease of 3-6-9. Five years without the slightest incident.

On 8 November 2024, Mrs Dupuis fell in her bathroom. Fractured hip. She was hospitalised at the Cliniques Saint-Luc, then transferred to a rehabilitation centre. She was absent from the property for 4 months. The first payment was missed on 5 December. Then the second. Then the third.

My first reaction was compassion. But after 3 months, the financial reality takes hold: 3,200 EUR in arrears, and I still have to pay the property tax, insurance and co-ownership charges on my side.

December 2024 — first contacts

On 12 December, I called Mrs Dupuis at the hospital. She was lucid but distressed. Her pension of 1,380 EUR per month was entirely absorbed by uncovered medical costs. She simply had nothing left for rent.

I contacted her daughter, Nathalie, who lives in Namur. She could not advance the money but agreed to help with the administrative steps. This family contact was decisive: without an intermediary, the situation could have dragged on indefinitely.

I nevertheless sent a registered letter on 20 December, not threatening but informative: reminder of amounts due, proposal to find a solution together, mention of possible CPAS assistance. This letter proved useful later to demonstrate my good faith.

January-February 2025 — social assistance

On 8 January, with Mrs Dupuis’ consent, Nathalie and I submitted an application for assistance to the CPAS in Ixelles. The file was complete: hospitalisation certificate, proof of income, copy of the lease, statement of arrears.

The response came on 28 January: the CPAS granted a one-off payment of 1,600 EUR (equivalent to 2 months’ rent) to prevent the loss of housing. This is not automatic — each CPAS assesses on a case-by-case basis.

In parallel, Nathalie contacted her mother’s mutual health fund. Good news: Mrs Dupuis’ hospitalisation insurance included a daily allowance of 15 EUR from the 31st day of hospitalisation. Over 90 covered days, that represented an additional 1,280 EUR. These two sources combined covered 2,880 EUR of the 3,200 EUR in arrears.

March 2025 — the agreement

Mrs Dupuis returned home on 28 February. On 1 March, we signed a repayment agreement:

• The CPAS paid 1,600 EUR directly into my account
• The mutual fund allowance of 1,280 EUR was transferred within 15 days
• The remaining balance of 320 EUR was paid by Mrs Dupuis in 4 monthly instalments of 80 EUR
• Current rent resumed normally from March

I formalised this agreement in writing using the lease template to ensure the terms were clear and enforceable. The agreement was respected to the letter. By the end of June, the full 3,200 EUR had been settled.

What I learned

This experience reminded me that rental management is not just about accounting. Three concrete lessons:

1. The CPAS is an ally, not a last resort. Many landlords are unaware that the CPAS can intervene for rent. Submit the application early: processing times matter.

2. Check your tenant’s insurance coverage. When the lease is signed, ask for an insurance certificate. Some mutual health funds cover rent in the event of prolonged hospitalisation — this is valuable information.

3. Humanity is not incompatible with rigour. I could have summoned Mrs Dupuis before the justice of the peace after 2 months. I would have been within my rights. But the amicable route allowed me to recover 90% of the amount due without procedural costs, and my tenant is still in place.

For other delicate situations between landlords and tenants: My tenant has not paid for 3 months, My landlord will not make repairs and My tenant wants to leave before the lease ends.