The tenant did renovations without permission

October 2025 — the discovery

I have owned a 2-bedroom flat in the centre of Namur since 2018. My tenant, Kevin, 34, has been living there for 3 years on a standard residential lease. An exemplary tenant: rent always on time, good neighbour relations, no complaints.

On 3 October I scheduled a technical visit to check the boiler before winter. Kevin agreed without hesitation. When I arrived, I did not recognise the flat. The partition between the kitchen and the living room had been knocked down. The kitchen itself had been completely replaced: new cabinets, quartz worktop, built-in extractor hood.

The result was aesthetically successful. But Kevin had never asked for my permission. Not an email, not a phone call, nothing.

October 2025 — the report

On 5 October I returned with my phone and a tape measure. I photographed every altered room from several angles, comparing them with the photos from the entry inventory. The list was longer than expected:

• Kitchen-living room partition knocked down (lightweight, non-load-bearing — relief)
• Complete kitchen replaced (old kitchen in good condition, stored in the cellar)
• Electrical socket moved without a certified electrician
• New floor tiles in the kitchen area

I sent a formal notice by registered letter on 10 October. Factual tone: I cited Article 1728 of the Civil Code (tenant’s duty to use the property as a diligent occupant) and clause 12 of our lease prohibiting unauthorised work. I requested an on-site meeting within 15 days.

November 2025 — the negotiation

Kevin called me the same evening the registered letter arrived. He was sincere: he had wanted to surprise me, thinking it would increase the property’s value. He had invested EUR 4,200 of his own money in the kitchen and EUR 800 for the demolition and tiling work.

On 22 October we met in the flat. I explained three things:

1. The relocated electrical socket without RGIE compliance was a safety and compliance issue. A certified electrician had to inspect the installation.
2. The lack of authorisation put me in a difficult position with the co-ownership and the insurance.
3. The intention was good, but the method was not.

I proposed a solution: I would bring in an independent expert to assess whether the work complied with regulations. If everything was up to standard, we would regularise via an addendum. If not, restoration at his expense.

On 15 November the expert visited. Verdict: the work was generally well done, but the electrical socket needed to be brought into compliance by a certified professional. Cost: EUR 180, charged to Kevin.

December 2025 — the regularisation

On 5 December, after the electrical compliance work, we signed an addendum to the lease formalising the situation. The key points:

• The work was accepted and described with photos
• At the end of the lease, Kevin could not claim compensation for added value
• The lease agreement was updated with a reinforced renovation clause
• Any future alteration required prior written consent with a quotation

Factual summary: 9 weeks to resolution. EUR 0 in costs for me. The kitchen is objectively better than before. The relationship with Kevin is preserved — he understood his mistake and cooperated at every stage.

What I learned

This experience taught me three things that apply to all landlords in Wallonia:

1. The renovation clause in your lease is your shield. My old lease merely stated “no work without consent”. Now I specify: painting and light fixtures are permitted, everything else requires prior written consent with a quotation. A well-drafted lease makes all the difference.

2. The annual technical visit catches problems early. If I had not scheduled this boiler inspection, I might only have discovered the work at the end of the tenancy. The longer time passes, the harder the situation is to regularise.

3. An independent expert settles disputes. Rather than arguing over “it’s well done” versus “it’s botched”, an expert costing EUR 300 provides an objective assessment that satisfies both parties.

Other real-life cases that may interest you: My tenant asks for expensive repairs: must I agree? and The tenant disputes the exit inventory.