Property viewing: the savvy tenant's guide
Complete guide to viewing a property before signing the lease in Belgium. Checkpoints, questions to ask the landlord and warning signs to look out for.
Preparing your property viewing well
A property viewing lasts on average 15 to 20 minutes. That is very short to evaluate a property in which you will live for several years and spend tens of thousands of euros. Preparation is therefore essential.
In Belgium, the rental market is tight in major cities: in Brussels, an attractive property receives 10 to 30 applications within a few days. The pressure pushes tenants to decide quickly, sometimes too quickly. This guide helps you view effectively without missing anything.
Never sign a lease on the day of the first viewing. Take the time to compare, check and reflect. A landlord who pressures you to sign immediately is a warning sign.
What to bring
- Your smartphone (photos, notes, torch)
- A tape measure (to check dimensions)
- The viewing checklist (above)
- Your application file ready (to react quickly if the property is suitable)
Methodical inspection of the property
Structure and insulation
- Walls: look for cracks, signs of damp (brown stains, mould), condensation areas
- Ceilings: water marks, cracks, peeling paint
- Floors: condition of the covering, creaking floorboards (normal in older buildings), significant unevenness
- Windows: double or triple glazing? Close properly? Seals in good condition? Sound insulation?
- Insulation: ask for the EPC certificate. An EPC F or G means high energy bills (200 to 400 EUR/month for a 2-bedroom flat)
Technical installations
| Element | What to check |
|---|---|
| Electricity | Panel up to standard (circuit breakers, not fuses), sufficient sockets, earthing |
| Gas | Compliance certificate, boiler condition, last service |
| Water | Pressure (open several taps), hot water (delay), limescale traces |
| Heating | Type (gas, oil, electric), boiler age, annual consumption |
| Ventilation | Mechanical or natural ventilation, air vents in wet rooms |
Storage and annexes
Do not neglect the cellar, attic, garage, bike storage and bin store. Check their condition, accessibility and security (lock, lighting).
The questions to ask without fail
To the landlord or agent
- “Why did the previous tenant leave?” — The answer often reveals hidden problems
- “How long has the property been empty?” — A long-vacant property may indicate a problem or justify negotiation
- “What were the actual charges last year?” — The amount stated in the listing is often underestimated
- “Are any works planned in the building?” — Facade or roof works mean noise and additional charges
- “Is the lease registered?” — An unregistered lease reduces your protections
About the neighbourhood
- Nearest public transport (and frequency)
- Shops, schools, green spaces
- Noise at peak hours and in the evening
- Parking (ease, cost)
- Current urban planning projects
To prepare your application file, consult our guide and hand it over at the viewing to maximise your chances.
Warning signs not to ignore
Certain signs should make you abandon the property or, at a minimum, seek clarification before committing. Do not let market urgency push you to ignore these warnings.
Structural problems
- Damp: brown stains, mould, musty smell, peeling paint — signs of water infiltration or rising damp
- Significant cracks: above doors and windows, in a staircase pattern on walls — signs of structural movement
- Unstable floor: visible sagging, excessive creaking
Installation problems
- Old electrical panel: fuses instead of circuit breakers, no residual current device — costly upgrade
- Boiler over 15 years old: risk of breakdown and replacement (at the landlord’s expense, but disruption for you)
- No ventilation: wet rooms without vents — condensation and mould guaranteed
Landlord behaviour
- Refuses to answer questions or remains evasive
- Pressures you to sign on the day
- Requests a deposit or earnest money before signing the lease
- Refuses to show the EPC certificate or electrical compliance certificate
- Requests prohibited documents (criminal record, bank statement)
To know your rights as a tenant, consult our complete guide.
After the viewing: the next steps
Compare and decide
If the property interests you, do not rush. Compare with other properties viewed on objective criteria: value for money, condition, actual charges, EPC, location.
Return for a second viewing
Request a second viewing at a different time of day. Noise, light and neighbourhood atmosphere change between 10am and 8pm, between weekdays and weekends.
Submit your application
If the property suits you, submit your complete application file as quickly as possible. A ready and professional file makes the difference in a competitive market.
Before signing the lease
- Read the lease in full and check the 15 essential clauses
- Make sure the EPC, surface area and charges match the listing
- Schedule the entry property inventory on the day of the key handover
With BailBelgique, you can create your lease online and ensure it contains all the mandatory clauses for your region. The property inventory, electronic signature and registration are integrated into the process.
Frequently asked questions
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Ideally, view the property at least twice: a first viewing for the general impression and a second, more thorough viewing, if possible at a different time (morning/evening) and a different day (weekday/weekend). The second viewing allows you to check noise, light and neighbourhood atmosphere at another time.
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The essential questions are: how long has the property been empty? Why did the previous tenant leave? What were the actual charges last year? Are any works planned in the building? Is the lease registered? What is the EPC score? Does the co-ownership have any debts?
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The main red flags are: signs of damp (stains, mould, smell), windows that do not close properly, an obsolete electrical panel (fuses instead of circuit breakers), an EPC F or G (high energy bills), a landlord who refuses to answer questions, and pressure to sign immediately.
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Yes. Nothing prevents you from coming with a friend or professional (architect, building expert). It is even recommended for older properties or when in doubt about the structure or damp. The cost of an expert (100 to 200 EUR) can prevent thousands of euros in problems.
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