Shared housing in Flanders: new Woninghuurdecreet rules

Shared housing in Flanders: finally a clear framework

Shared housing (medehuur) long operated in a legal grey area in Belgium. Flanders was the first region to adopt a specific framework in its Woninghuurdecreet (Flemish residential lease decree), with amendments entering into force progressively since 2019.

In 2026, this framework is completed with new provisions on compliance certificates and co-tenant replacement. The aim: to protect both the landlord (guaranteed rent, property maintenance) and co-tenants (individual rights, easier departure).

Shared housing accounts for 12% of leases signed in Flanders in 2025, with consistent growth. Consult our guide to shared housing in Belgium for the rules common to all three regions.

Joint lease vs individual leases

The landlord can choose between two modes:

The joint lease is preferred by landlords (financial security) while individual leases are more attractive for tenants (flexibility). The choice directly impacts day-to-day rental management.

Mandatory compliance certificate

Any property put into shared housing in Flanders must obtain a compliance certificate from the municipality. The inspection checks:

• Minimum floor area: 12 m2 per person in private spaces + 4 m2 per person in communal areas
• Safety: smoke detectors, electrical installation, window guards
• Healthiness: ventilation, natural light, absence of damp
• Facilities: adequate shared kitchen, sufficient sanitary facilities (1 WC + 1 shower for 4 persons max)

The certificate is valid for 5 years and costs between EUR 50 and 150 depending on the municipality. Without a certificate, the landlord faces a fine and the tenant can request lease termination without indemnity.

Rental guarantee in shared housing

The rental guarantee in Flanders for shared housing follows specific rules:

• Maximum 3 months rent per co-tenant (not 3 months of the total rent)
• Under a joint lease: each co-tenant deposits their share of the guarantee into a separate account
• Under individual leases: each co-tenant has their own guarantee account
• Guarantee release is individual: when a co-tenant leaves, their guarantee is released independently

The rental guarantee reform could simplify release in shared housing by 2027.

Departure and replacement of a co-tenant

This is the most innovative aspect of the Woninghuurdecreet:

Under a joint lease:

1. The departing co-tenant notifies their departure (3 months notice)
2. They propose a replacement to the landlord and the other co-tenants
3. The landlord can refuse the replacement for serious reasons (creditworthiness, references)
4. If a replacement is accepted, the departing co-tenant is released from their obligations
5. If no replacement is found, the departing co-tenant remains jointly liable for 6 months after their departure

Under an individual lease:

1. The co-tenant gives 3 months notice
2. No need to find a replacement
3. The landlord searches for a new co-tenant alone
4. Vacancy risk for the landlord

In practice for landlords

If you rent as shared housing in Flanders:

1. Choose the lease type suited to your risk profile (joint = safer, individual = more flexible)
2. Obtain the compliance certificate before publishing the listing
3. Calculate the guarantee per co-tenant, not on the total rent
4. Draft a clear replacement clause in the joint lease
5. Provide for an intermediate inventory at each co-tenant change (at the departing co-tenant’s expense)

The yield in shared housing is generally 1 to 2 points higher than traditional rental. Our shared housing vs traditional rental comparison analyses the figures. To create an adapted lease, use our lease creation tool.