The landlord wants me to leave so they can sell
Aurelie, a tenant in Namur, recounts how her landlord tried to make her leave to sell. Notice period, compensation and tenant rights in Wallonia.
- 01 The announcement
- 02 The verification
- 03 The contestation
- 04 The agreement
- 05 Lessons learned
March 2025 — the announcement
I am Aurelie, 41, mother of two children aged 8 and 12. I have lived in a 3-bedroom flat in the centre of Namur since September 2021, on a 9-year residential lease. Rent: EUR 850 per month.
On 10 March 2025 I received a registered letter from my landlord, Mr Lambert. He informed me that he was putting the flat up for sale and gave me 3 months’ notice to leave by 10 June. The letter was brief, with no mention of compensation.
Immediate panic. Finding a 3-bedroom flat in Namur within my budget in 3 months, with two children in school in the area, seemed impossible. First reaction: anxiety. Second reaction: is this actually legal?
A notice to sell is not a free notice. The landlord cannot simply ask you to leave with a deadline of their choosing. The notice period, timing and compensation are strictly regulated by the residential lease act.
March 2025 — the verification
On 15 March I contacted the legal aid bureau in Namur. The duty lawyer analysed my letter and identified two irregularities:
-
The notice period is too short. In Wallonia, the notice period for a notice to sell is 6 months, not 3. Mr Lambert’s letter did not comply.
-
Compensation is due. My lease started in September 2021. The notice was given in March 2025, i.e. during the second three-year period (between the 3rd and 6th year). At this stage, the landlord must pay compensation of one month’s rent to the tenant.
In summary: Mr Lambert gave me an unlawful notice (3 months instead of 6), mentioned no compensation (1 month’s rent, i.e. EUR 850), and did not state the reason in sufficient detail.
The lawyer confirmed that this notice was void and of no effect. I could simply ignore it. But I preferred to negotiate: Mr Lambert was not acting in bad faith, he was poorly informed.
March 2025 — the contestation
On 20 March I sent a registered letter with acknowledgement of receipt to Mr Lambert. My letter:
- Noted the irregularities in the notice (insufficient notice period, no compensation)
- Cited the applicable legal provisions (Act of 20 February 1991 on residential leases, as amended)
- Specified that the notice was legally void as it stood
- Proposed a discussion to find a solution respecting both parties’ rights
Contesting an irregular notice does not mean refusing to leave. It means demanding that the rules be respected. A proper notice period gives you time to look for accommodation in good conditions, and the compensation covers part of the moving costs.
April 2025 — the agreement
On 5 April Mr Lambert called me. He was surprised by my letter. His estate agent had told him “3 months was enough”. He consulted his notary, who confirmed my position.
On 15 April we reached a written agreement:
- New lawful notice with 6 months from 15 April, meaning a departure date of 15 October 2025
- Compensation of one month’s rent (EUR 850) paid on the day of departure
- Mr Lambert committed to organising buyer viewings no more than twice a week, by appointment
On 15 October I left the flat within the deadline, having found a new home without rushing. The EUR 850 compensation covered part of the removal costs. The new lease agreement was signed and properly registered.
Factual summary: 5 weeks of negotiation. 3 extra months of notice gained. EUR 850 compensation obtained. A move organised calmly instead of a rushed departure.
What I learned
Three lessons for any tenant facing a notice to sell:
-
Never give in to panic. An irregular notice is void. You are not obliged to leave within the deadline the landlord imposes if it does not comply with the law. Take the time to check your rights before reacting.
-
Have your lease registered. If my lease had not been registered, a potential buyer could have given me new notice with less favourable conditions. Registration is free and protects the tenant against a change of owner. See our guide on lease registration.
-
Consult a professional before signing anything. Free legal aid enabled me to identify the irregularities in 15 minutes. Without this check, I would have accepted a 3-month notice and given up EUR 850 in compensation.
Other real-life cases: The landlord wants the property back for their daughter and My lease is verbal and the landlord denies it: what to do?.
- “**Check the validity of the notice before reacting.** A notice to sell must follow strict formalities: registered letter, 6 months' notice, stated reason, and depending on the lease period, compensation may be due. If any of these is missing, the notice is void.
- “**Never leave the property before the end of the legal notice period.** Even if the landlord insists, you have the right to stay until the last day. An early departure forfeits your rights, particularly compensation.
- “**Check your right of pre-emption.** When a rented property is sold, the tenant may benefit from a right of pre-emption in certain conditions. Check whether your lease or regional legislation provides for it.
Week-by-week timeline
Frequently asked questions
-
In Wallonia, a landlord giving notice to sell must give 6 months' notice by registered letter. The notice must state the reason (sale) and can only be given at the end of a three-year period (3rd, 6th or 9th year). Compensation may be due depending on the lease period.
-
In Wallonia, if the notice to sell is given during the first three-year period (before the 3rd year), no compensation is due. After the first three-year period, the landlord must pay compensation equal to 1 month's rent. These rules apply to 3-6-9 leases.
-
If the lease is registered, the buyer must honour it and the tenant can stay until the end of the lease. If the lease is not registered, the buyer can give the tenant new notice. Lease registration is therefore a fundamental protection.
-
Yes. The landlord can sell the property at any time without giving notice. The lease automatically continues with the new buyer (Article 1743 of the Civil Code). Notice is only necessary if the landlord wants the tenant to leave before the sale.
Manage all your leases in one tool
Lease generation, MyRent registration, payment tracking, digital inventory. 14-day free trial, no card required.