Lease law reform in Belgium: where do things stand in 2026?
Since the regionalisation of 2014, each Belgian region legislates separately on leases. Full overview of ongoing reforms in Brussels, Wallonia and Flanders.
78days ago
!What changes
- 1The sixth state reform (2014) transferred lease law to the three regions
- 2Brussels adopted a binding rent grid in March 2026
- 3Wallonia is preparing a new lease decree with mandatory prior mediation
- 4Flanders has modernised its Woninghuurdecreet for shared housing
- 5An inter-regional harmonisation report is expected by September 2026
History of the regionalisation of lease law
Since 1 January 2014, the sixth state reform transferred primary residence lease competence to the three regions. Within four years (2018), each region adopted its own legislative framework, creating three distinct regimes within one country.
This fragmentation poses concrete challenges for landlords who own properties in several regions — and for tenants who move from one region to another. Every lease agreement must comply with the legislation of the region where the property is located.
Commercial leases (1951 Act) and farm leases remain a federal competence. Only the primary residence lease has been regionalised.
Brussels: the most ambitious region
The Brussels-Capital Region adopted the most far-reaching reform with the ordinance of 12 March 2026. The major changes:
- Binding rent grid: rent on a new lease may not exceed the reference rent by more than 20%
- Tenant notice period reduced to 2 months (down from 3)
- Mandatory energy annex with estimated charges
- Rental guarantee capped at 2 months for EPC E, F or G rated properties
Brussels is also the only region to have introduced electronic notification as a valid means of giving notice.
Wallonia: a reform in preparation
Wallonia is working on a revision of the decree of 15 March 2018. The main axes of the proposed reform:
- Mandatory prior mediation before any court action (except in urgent cases)
- Progressive ban on EPC G rated properties for rental (from 2028)
- Extension of the rental permit to properties under 28 m2
- Increased penalties for non-registration of leases
The Walloon decree is expected to be voted on by the end of 2026. In the meantime, current landlord obligations remain in force. The Walloon rental permit is also undergoing significant changes.
Flanders: modernising the Woninghuurdecreet
Flanders has chosen a more incremental approach with regular amendments to its 2018 Woninghuurdecreet:
- Specific framework for shared housing (medehuur) with individual leases possible
- Mandatory compliance certificate for shared housing properties
- Simplified automatic extension of short-term leases
- Reduced registration duties for first-time buyers
The shared housing regulation in Flanders is one of the areas where Flanders has been most innovative.
Comparison of the 3 regions in 2026
| Aspect | Brussels | Wallonia | Flanders |
|---|---|---|---|
| Tenant notice period (3-6-9 lease) | 2 months (new leases) | 3 months | 3 months |
| Maximum rental guarantee | 2-3 months (EPC-linked) | 2-3 months | 3 months |
| Rent grid | Binding | Indicative | No grid |
| Minimum EPC to rent | No minimum | G banned (2028) | No minimum |
| Rental permit | No | Yes (certain properties) | Compliance certificate |
| Prior mediation | No | Mandatory (proposed) | No |
| Electronic registration | Yes (MyRent) | Yes (MyRent) | Yes (MyRent) |
If you own properties in several regions, each lease must comply with the local legislation. A Brussels lease signed after July 2026 does not have the same clauses as a Walloon lease.
Harmonisation outlook
An inter-regional cooperation agreement, signed in 2024, provides for a harmonisation report by September 2026. The goal is not to unify the three regimes but to identify the most problematic divergences:
- Portability of the rental guarantee between regions
- Mutual recognition of EPC and compliance certificates
- Harmonisation of notice periods (currently 2 months in Brussels, 3 elsewhere)
- Standardisation of the model lease to facilitate inter-regional moves
In the meantime, landlords must stay informed about developments in each region. Generating a compliant lease for the relevant region remains the best guarantee of legal certainty.
For further reading, see our comprehensive guide to leases in Belgium or our FAQ on leases.
Chronology
- 1 January 2014Transfer of lease law to the regions (6th state reform)
- 1 January 2018Entry into force of the Flemish Woninghuurdecreet
- 1 November 2018Brussels ordinance on primary residence leases
- 1 September 2018Walloon decree on primary residence leases
- 1 July 2026Brussels lease reform (binding rent grid)
- September 2026Inter-regional harmonisation report expected
Frequently asked questions
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Since the sixth state reform, primary residence lease law falls under the competence of the three regions. Commercial leases and farm leases remain a federal competence.
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Yes. For example, the tenant notice period is 2 months in Brussels (new leases 2026), 3 months in Wallonia and 3 months in Flanders. The maximum rental guarantee also varies: 2 to 3 months depending on EPC in Brussels, 2 or 3 months in Wallonia, 3 months in Flanders.
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An inter-regional cooperation agreement provides for a harmonisation report by September 2026. The aim is to identify the most problematic divergences for multi-regional landlords, but full unification is not on the agenda.
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