New lease legislation in Wallonia 2026: what changes for landlords

Context of the Walloon reform

The Walloon decree of 15 March 2018 on primary residence leases was the first regional text to fully regulate rental law in Wallonia. Seven years later, the Walloon Parliament considers that an update is necessary.

The findings behind the revision are clear: 42% of the Walloon rental stock is rated EPC E, F or G (SPW Housing, 2025), rental disputes are clogging the justice of the peace courts (average delay of 8 months), and the rental permit covers only a fraction of at-risk properties.

The new decree is structured around four axes. For landlords renting in Wallonia, these changes have a direct impact on day-to-day rental management.

Mandatory prior mediation

The most structural change: before any action before the justice of the peace for a rental dispute, the parties will have to go through prior mediation. The proposal provides for:

• A free regional mediation service for disputes under EUR 5,000
• A maximum period of 30 days for mediation
• A mandatory mediation attempt certificate to take the case to court
• Exceptions: urgency (eviction, insalubrity), violence, missing tenant

The aim is to unclog the Walloon justice of the peace courts and reduce costs for both parties. In case of non-payment, mediation could allow negotiating an instalment plan without lawyer fees.

EPC G rated properties banned from 2028

This is the most debated measure. From 1 January 2028, it will be prohibited to rent out an EPC G rated property in Wallonia. Current leases are not affected until their renewal.

Transition timeline

The SPW Housing estimates that 18,000 Walloon properties are affected by the EPC G ban. Renovation grants are planned to support landlords.

Extension of the rental permit

The Walloon rental permit, currently limited to small properties (studios, student rooms), is being extended:

• Threshold lowered to 28 m2 (previously only for collective housing)
• All properties under 28 m2 put up for rent will need to obtain a permit
• Digitalised procedure via the SPW Housing portal (no more paper files)
• Validity extended to 10 years (up from 5 years) if the property is in good condition

The rental permit in Wallonia is covered in detail in a dedicated article.

Strengthened penalties

The proposed decree tightens penalties on several fronts:

• Non-registration of lease: fine from EUR 25 to EUR 100 (up from EUR 25 maximum)
• Renting out EPC G after 2028: administrative fine from EUR 500 to EUR 5,000
• Absence of rental permit: fine from EUR 500 to EUR 10,000 (unchanged but more strictly enforced)
• Non-compliance with prior mediation: inadmissibility of the court claim

The strengthening aims to encourage landlords to comply. Registering the lease via MyRent remains the simplest step to avoid penalties.

Timeline and recommendations

The vote on the decree is expected by the end of 2026. In the meantime, Walloon landlords would benefit from anticipating:

1. Get an up-to-date EPC certificate for each rented property
2. Plan renovation works on EPC G rated properties before 2028
3. Check if a rental permit is required for small properties
4. Register all leases on MyRent to avoid increased penalties
5. Look into Renolution grants to finance energy renovations

The reform of lease law in Belgium is advancing in all three regions. To generate a lease compliant with current Walloon legislation, use our lease creation tool.