Student lease in Belgium: the complete guide for the 2026 academic year
Complete guide to the student lease in Belgium for the 2026 academic year. Duration of 10 or 12 months, rental guarantee, mandatory registration, notice period and rights by region.
The student lease: a specific legal framework in Belgium
The student lease is not simply a short-term lease. Since the regionalisation of tenancy law in 2014, each Belgian region has developed its own rules governing student rentals. Understanding these specificities before signing is essential to avoid unpleasant surprises, whether you are a student, a parent acting as guarantor or a landlord.
In Belgium, more than 150,000 students rent a room or flat each year. Yet many student leases are signed without the parties truly knowing their rights and obligations. This guide reviews the rules region by region for the 2026 academic year.
In Brussels, the student lease has been explicitly regulated since the 2018 ordinance. In Wallonia, the 2018 decree provides a specific regime. In Flanders, the Woninghuurdecreet of 2019 governs student leases with its own rules. Each region sets different durations, notice periods and guarantees.
Lease duration and notice conditions
Brussels-Capital
The Brussels student lease is concluded for a maximum duration of 12 months. It ends automatically at the expiry date without either party needing to give notice. The student can terminate early with 2 months’ notice, without compensation, if they prove they are stopping or not resuming their studies.
The landlord, on the other hand, cannot terminate the lease before the end of the term except in the event of serious breach by the tenant.
Wallonia
In Wallonia, the student lease also has a maximum duration of 12 months. The tenant can terminate at any time with 2 months’ notice. If the student terminates before 15 March, no compensation is due. After that date, compensation of one month’s rent may be payable.
Flanders
The Flemish student lease (studentenhuurovereenkomst) is concluded for a maximum of 12 months. The student can terminate with 2 months’ notice. In the event of termination before the lease takes effect, compensation of one month’s rent is due.
| Region | Max duration | Tenant’s notice | Compensation |
|---|---|---|---|
| Brussels | 12 months | 2 months | None (end of studies) |
| Wallonia | 12 months | 2 months | None before 15/03, 1 month after |
| Flanders | 12 months | 2 months | 1 month if before the start date |
Never sign a standard main residence lease (9 years) for student accommodation. The termination conditions are far less favourable for the student. Insist that the contract explicitly states it is a student lease and falls under the specific regime of the relevant region.
The rental guarantee: amount and operation
The rental guarantee is a sum paid by the student (or their guarantor) to cover any rental damage. Its maximum amount varies by region.
Amount by region
- Brussels: maximum 2 months’ rent excluding charges
- Wallonia: maximum 2 months’ rent excluding charges
- Flanders: maximum 3 months’ rent excluding charges
Where to deposit the guarantee?
The guarantee must be placed in a blocked bank account in the student’s name. The landlord cannot cash the sum directly. At the end of the lease, the guarantee is released upon presentation of the agreement of both parties or a court judgment.
The bank guarantee
If the student cannot advance the sum, they can request a bank guarantee from their bank. The CPAS (public welfare centre) can also assist students in financial difficulty with constituting the rental guarantee.
Many landlords request a parental surety in addition to the rental guarantee. This practice is legal. The guarantor undertakes to pay the rent if the student defaults. Make sure the surety agreement is in writing and specifies the maximum guaranteed amount.
To better understand your obligations regarding the lease agreement, consult our dedicated page.
Rights and obligations of the student tenant
What the landlord must provide
Before signing the lease, the landlord must provide the tenant with:
- The EPC certificate (Energy Performance Certificate)
- The written lease in duplicate
- The house rules (in the case of communal student housing)
- Information on the compliance of installations (electricity, gas)
What the student must comply with
- Pay the rent and charges within the agreed deadlines
- Use the property with due care
- Not sublet without written consent from the landlord
- Report any problem or damage as soon as possible
- Take out fire insurance (mandatory in Wallonia and Brussels, very strongly recommended in Flanders)
The property inventory
The entry property inventory is mandatory. It must be carried out jointly (in the presence of both parties) and annexed to the lease. To learn how to carry it out correctly, consult our guide on how to organise an efficient property inventory.
Lease registration
The lease must be registered with the FPS Finance (via MyRent) within 2 months of signing. Registration is free for main residence leases. It is the landlord’s obligation, but the student has every interest in verifying it has been done: registration protects the tenant in the event of a sale of the property.
Practical tips for the 2026 academic year
When to start your search?
The best student rooms go as early as January-February for the September intake. Do not wait for exam results to start looking. Check university housing services, online platforms (Immoweb, Kotplanet, Kotatout) and student groups on social media.
The budget to plan for
| Item | Indicative amount |
|---|---|
| Monthly rent (Brussels) | 450 - 700 EUR |
| Monthly rent (Wallonia) | 350 - 550 EUR |
| Monthly rent (Flanders) | 400 - 650 EUR |
| Rental guarantee | 700 - 2,100 EUR |
| Fire insurance | 50 - 100 EUR/year |
| Property inventory (expert) | 150 - 350 EUR (shared) |
Pitfalls to avoid
- Signing a standard lease instead of a student lease
- Paying the guarantee in cash to the landlord (always into a blocked account)
- Not carrying out a property inventory and losing your guarantee at the end
- Forgetting fire insurance and being held liable in the event of a claim
- Not checking the lease registration on MyRent
With BailBelgique, you can create your lease online in just a few minutes, with a template compliant with the legislation of your region. The property inventory, electronic signature and registration are all integrated.
To learn in detail about all your rights as a tenant, consult our complete guide.
Frequently asked questions
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The student lease has a maximum duration of 12 months. In practice, most student leases cover 10 months (September to June), corresponding to the academic year. In Brussels, the student lease has been regulated since 2018 and can be concluded for a maximum of one year, renewable.
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In Brussels, the rental guarantee is limited to 2 months' rent. In Wallonia, it is also a maximum of 2 months. In Flanders, since the Woninghuurdecreet of 2019, the guarantee can reach 3 months' rent. The guarantee must be placed in an individual blocked bank account in the student's name.
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Yes. In Brussels, the student can terminate at any time with 2 months' notice, without compensation, if they prove they are stopping or not resuming their studies. In Wallonia and Flanders, the conditions vary: check the specific clauses of the lease and the applicable regional legislation.
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Yes. Like any lease, the student lease must be registered with the FPS Finance via MyRent within 2 months of signing. Registration is free for main residence leases and protects the tenant in the event of a sale of the property.
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