10 mistakes to avoid when renting out a property in Belgium
Discover the 10 most common mistakes when renting out a property in Belgium: poorly set rent, missing EPC, non-compliant rental guarantee, ineffective listing and tenant selection.
Why so many landlords make these mistakes
Renting out a property in Belgium seems straightforward on the surface. Yet, nearly one landlord in three makes at least one mistake that costs them time, money or a procedure before the justice of the peace. Belgian tenancy law has been regionalised since 2014, meaning obligations vary between Brussels, Wallonia and Flanders, which adds to the confusion.
These mistakes are not trivial: a poorly calibrated rent extends vacancy periods, an unregistered lease weakens your rights, a non-compliant rental guarantee can be annulled. This article reviews the 10 most common mistakes and gives you the keys to avoid them.
Since the 6th Reform of the State, each Belgian region has its own residential lease code. The rules in Brussels, Wallonia and Flanders differ on several essential points (duration, guarantee, notice period). Always check the legislation for your region.
Preparation mistakes (before renting out)
Mistake 1: setting the rent by gut feeling
This is the most widespread mistake. Many landlords set their rent based on their mortgage payment or the “neighbour’s price”. The result: a rent that is too high drives away applicants and extends vacancy, while a rent that is too low reduces your yield for the entire lease duration.
The right approach: analyse comparable listings in your area (same floor area, same number of bedrooms, same EPC score). In Brussels, consult the indicative rent grid. Learn how to set the right rent in Belgium using objective data.
Mistake 2: neglecting the EPC certificate
The EPC certificate is mandatory in all three regions for any rental listing. It must appear in the listing and be handed to the tenant. A property with a poor EPC score (E, F or G) is harder to rent and may even be prohibited from renting in certain municipalities.
| Region | Fine without EPC | Minimum score target |
|---|---|---|
| Brussels | 2,500 EUR | E minimum by 2033 |
| Wallonia | 1,000 EUR | Not yet defined |
| Flanders | 500 - 5,000 EUR | D minimum by 2030 (label E) |
Mistake 3: publishing a poor listing
Dark photos, vague description, missing mandatory information (rent, charges, EPC, floor area): a bad listing attracts few applicants and many unnecessary questions. Invest in bright photos, a clear floor plan and a structured description.
Mistake 4: not checking the property’s compliance
Before renting out, make sure the property meets the minimum safety, health and habitability standards of your region. In Brussels, a rental permit is required for small dwellings (under 28 m2) and collective housing. In Wallonia and Flanders, quality standards also apply.
Legal mistakes (the lease and its formalities)
Mistake 5: doing without a written lease
Even though a verbal lease is theoretically valid in Belgium, it is a source of disputes. Without a written document, it is impossible to prove the agreed duration, the amount of charges or specific obligations. Always use a written lease agreement compliant with your regional legislation.
In the absence of a written lease, the tenant benefits from the presumption of a 9-year lease in Brussels and Wallonia. The landlord loses the ability to give notice for personal occupation within the short timeframes.
Mistake 6: forgetting to register the lease
Registering the lease on MyRent is free and mandatory within 2 months of signing. Without registration, the tenant can leave without notice for a primary residence lease. This is a protection the landlord needlessly loses.
Mistake 7: improperly setting up the rental guarantee
The rental guarantee is strictly regulated. It cannot exceed 2 months’ rent (blocked account) or 3 months (bank guarantee). Some landlords ask for a transfer to their personal account — this is illegal and the tenant can recover the sum at any time through the justice of the peace.
| Guarantee type | Maximum | Terms |
|---|---|---|
| Individualised blocked account | 2 months’ rent | In the tenant’s name, interest for them |
| Bank guarantee | 3 months’ rent | Progressive constitution possible |
| Guarantee via CPAS | 3 months’ rent | For eligible tenants |
Mistake 8: rushing the entry property inventory
A summary or absent property inventory is a ticking time bomb. Without a detailed and signed report, it will be very difficult to prove damage at move-out. See our property inventory checklist so you do not miss anything.
Management mistakes (after signing)
Mistake 9: not properly selecting the tenant
Tenant selection is a delicate balance between caution and compliance with anti-discrimination law. You can require proof of income, a copy of the identity card and references, but it is forbidden to discriminate based on origin, gender, disability, family composition or source of income (benefits, CPAS). Discover how to choose a tenant legally.
Mistake 10: not taking out appropriate insurance
The non-occupant landlord must take out building fire insurance. But many forget to check whether the tenant has also taken out their own insurance. Include this obligation in the lease and request an annual certificate.
A clause in the lease can require the tenant to provide a fire insurance certificate within 30 days of moving in. This is a common and perfectly legal practice.
Summary: the right reflexes to adopt
These 10 mistakes have one thing in common: they stem from a lack of preparation or unfamiliarity with the Belgian legal framework. Here are the essential reflexes:
- Before the listing: obtain the EPC, check the property’s compliance, set a rent based on real comparables
- At lease signing: draft a compliant written contract, register it on MyRent, set up the guarantee in a blocked account
- At move-in: carry out a thorough property inventory, check the tenant’s insurance
- During the lease: index the rent according to the rules, keep all communications in writing
| Phase | Key action | Risk if omitted |
|---|---|---|
| Preparation | EPC + property compliance | Fine + illegal listing |
| Lease | MyRent registration | Loss of right to notice period |
| Move-in | Detailed property inventory | Inability to withhold guarantee |
| Management | Insurance verified | Financial liability in case of claim |
To automate the monitoring of your obligations and never miss a step, discover our rental management software designed for Belgian landlords.
Frequently asked questions
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Without registering the lease on MyRent, the tenant can leave the property without notice or compensation in the case of a primary residence lease. Moreover, the registration fees (free for residential leases) become payable with a fine in case of inspection. Registration is free and mandatory within 2 months of signing.
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No. For a primary residence lease, the rental guarantee is capped at 2 months' rent if placed in an individualised blocked account, or 3 months via a bank guarantee or CPAS. Requesting more is illegal and the tenant can challenge it before the justice of the peace.
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Yes, in all three regions. The EPC (Energy Performance Certificate) must be available from the moment the listing is published and handed to the tenant at lease signing. Without an EPC, the landlord risks an administrative fine of 500 to 5,000 EUR depending on the region.
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