Rental guarantee reform in Belgium: 3 bills to watch
Three rental guarantee reform proposals are under discussion in regional parliaments. Centralised fund, guarantee insurance, revised caps: full analysis.
333days ago
!What changes
- 1Brussels is testing a centralised rental guarantee fund (Brugal 2.0 project)
- 2Wallonia is studying a guarantee insurance model accessible to low-income tenants
- 3Flanders is simplifying the release of the guarantee in case of amicable agreement
- 4The guarantee cap is linked to EPC in Brussels since July 2026
- 5An inter-federal working group is preparing a recommendation for the end of 2026
The current rental guarantee system
The rental guarantee in Belgium is currently governed by three distinct regional legislations. The common principle: the tenant constitutes a guarantee equivalent to 2 or 3 months of rent, blocked in an individualised bank account or through the CPAS (public welfare centre).
But the system is showing its limits. According to a study by the FPS Economy (2025), 38% of rental disputes in Belgium concern the rental guarantee — constitution, release or abusive withholding. Release takes an average of 2.5 months after the end of the lease, and some tenants wait more than 6 months.
It is in this context that the three regions are preparing reforms. To understand your current obligations, consult our guide to the rental guarantee.
38% of rental disputes in Belgium concern the rental guarantee (FPS Economy, 2025).
Brussels: the Brugal 2.0 project
The Brussels Parliament has been examining since March 2025 the Brugal 2.0 (Brussels Rental Guarantee) project. The concept: replacing the blocked bank account with a centralised fund managed by a public body.
How it would work
- The tenant pays the guarantee into the Brugal fund (not to the bank)
- The fund invests the guarantees collectively and generates higher interest
- At the end of the lease, if the parties agree, the release is automatic within 15 working days (compared to 2-3 months currently)
- In case of dispute, the fund releases the uncontested portion immediately
The project provides for management fees of 0.5% per year (less than current average bank charges). The first tests are planned for 2027.
Since July 2026, the guarantee is capped at 2 months for EPC E-G rated properties. This is a separate measure from the Brugal project, but follows the same logic.
Wallonia: guarantee insurance for low-income tenants
Wallonia is exploring a different path: rental guarantee insurance. The tenant would no longer block capital but would take out insurance that covers the landlord in case of default.
Advantages of the Walloon model
- The tenant pays a monthly premium (estimated at EUR 15-25) instead of blocking 2-3 months of rent
- The landlord is covered by an approved insurer
- The CPAS could cover the premium for vulnerable households
The project is in the hearings phase at the Walloon Parliament. Landlord associations are divided: the coverage is guaranteed, but the amounts covered could be capped at 2 months. Consult our FAQ on the rental guarantee for the current rules.
Flanders: simplifying the release process
Flanders is not fundamentally changing the constitution system but is tackling the release problem. An amendment to the Woninghuurdecreet provides for:
- Automatic release within 15 days if both parties sign an amicable agreement (standard form)
- Free bank mediation in case of disagreement on withholdings
- Interest penalty (legal rate + 2%) if the bank exceeds the release deadline
The objective is pragmatic: reducing delays without overhauling the system. The measure should come into force in early 2027.
Comparison of the 3 reform proposals
| Aspect | Brussels (Brugal 2.0) | Wallonia (insurance) | Flanders (release) |
|---|---|---|---|
| Main change | Centralised fund | Guarantee insurance | Accelerated release |
| Impact on tenants | Higher interest, faster release | No capital blocked | Release within 15 days |
| Impact on landlords | Coverage unchanged | Insurer coverage | Penalty if delayed |
| Status | Bill submitted | Hearings ongoing | Amendment in preparation |
| Estimated entry into force | 2027 | 2027 | Early 2027 |
Regardless of which proposal succeeds, the inventory of fixtures remains the key document for justifying withholdings from the guarantee. Make sure it is thorough and detailed.
Outlook: towards harmonisation?
An inter-federal working group, meeting since January 2026, is preparing a recommendation for the end of 2026 on the following points:
- Portability of the guarantee: allowing the guarantee to be transferred from one lease to another without full release
- Harmonised caps: aligning maximum amounts between regions
- Digitalisation: creating a national register of rental guarantees
For landlords, the main recommendation is to rigorously document inventories of fixtures and to constitute the guarantee through legal channels. The new landlord obligations 2026 complete this overview. Use our lease creation tool to generate a contract compliant with the latest rules in force.
Chronology
- March 2025Submission of the Brugal 2.0 project to the Brussels Parliament
- June 2025Expert hearings at the Walloon Parliament
- July 2026EPC-linked guarantee cap enters into force in Brussels
- End of 2026Inter-federal working group recommendation
Frequently asked questions
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In Wallonia and Flanders, the maximum remains 2 or 3 months depending on the method of constitution. In Brussels, since July 2026, the maximum is 2 months for EPC E, F or G rated properties, and 3 months for A to D rated properties.
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It is a Brussels project for a centralised fund where the tenant deposits their guarantee with a public body (rather than into a blocked bank account). The fund charges reduced management fees and releases the guarantee more quickly at the end of the lease.
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In Wallonia, the proposed decree provides that the landlord cannot refuse an approved guarantee insurance as a method of constitution. This has not yet been voted on.
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