How to increase rent between two tenants in Belgium
Can you increase the rent between two tenants in Belgium? Rules by region, Brussels indicative grid, EPC impact and legal limits for landlords.
The principle: regulated freedom
The change of tenant is often the only moment when the landlord can significantly adjust their rent. During a lease, options are limited to annual indexation and triennial revision (under strict conditions). Between two tenants, the room for manoeuvre is wider — but not unlimited.
In Belgium, the principle is freedom to set the rent when concluding a new lease. However, this freedom is more or less regulated depending on the region.
Increasing the rent between two tenants must not be confused with annual indexation (automatic, based on the health index) or triennial revision (to be requested from the justice of the peace if circumstances have changed). These are three different mechanisms with distinct rules.
Rules in Brussels-Capital
The indicative rent grid
Brussels is the only Belgian region with an indicative rent grid. This grid, calculated by the Rent Observatory, provides a reference rent for each property type based on:
- Floor area
- Number of bedrooms
- EPC score
- Location (neighbourhood)
- Condition and facilities
Impact on rent setting
The landlord is free to set their rent, but:
- If the rent exceeds the grid’s indicative rent by more than 20%, the tenant can request a revision from the justice of the peace within the first 12 months of the lease
- The justice of the peace can reduce the rent to the indicative grid level
- The landlord must state the previous tenant’s rent in the lease
EPC impact in Brussels
The EPC score has a direct impact on indexation and an indirect impact on rent:
| EPC score | Permitted indexation | Impact on market rent |
|---|---|---|
| A-C | 100% | +10 to 15% vs average |
| D | 100% | In line with market |
| E | 50% of indexation | -5 to 10% |
| F-G | 0% (indexation prohibited) | -15 to 25% |
If your property has an EPC score of F or G, not only can you not index the rent during the lease, but the new rent between tenants will also be under pressure. Investing in energy improvement is therefore doubly profitable.
Wallonia and Flanders: total freedom?
Wallonia
In Wallonia, the landlord is entirely free to set the rent when concluding a new lease. There is no indicative grid or cap. The market is the sole regulator.
However, a rent that is manifestly excessive compared to the local market will have two practical consequences:
- The property will remain empty longer (vacancy)
- The tenant could invoke a defect of consent if the rent is disproportionate to the property
Flanders
Same freedom as in Wallonia. The landlord sets the rent freely for a new lease. No regulation or indicative grid exists. Flanders relies on market transparency rather than regulation.
| Region | Freedom of setting | Indicative grid | Tenant’s remedy |
|---|---|---|---|
| Brussels | Yes, but regulated | Yes (reference) | Revision if +20% grid |
| Wallonia | Total | No | Defect of consent only |
| Flanders | Total | No | Defect of consent only |
How to set the new rent: the method
Step 1: analyse the market
Check listings for comparable properties in your area:
- Same floor area (+/- 10%)
- Same number of bedrooms
- Similar EPC score
- Comparable condition (renovated, standard, needs refreshing)
In Brussels, consult the indicative rent grid for an objective reference point.
Step 2: assess your property objectively
Assessing the rental potential of your property means considering:
- Strengths: location, transport, shops, green spaces
- Weaknesses: noise, mediocre EPC, no parking or terrace
- Works carried out since the last lease
Step 3: set a defensible rent
A “defensible” rent is one you can justify objectively in case of challenge. It is:
- In line with market comparables
- Proportional to the property’s attributes
- Compatible with the indicative grid (in Brussels)
- Consistent with the EPC score
A good indicator: the rent should not exceed a third of the net income of the target tenant profile. If your rent makes the property unaffordable for the majority of applicants, it is probably too high.
Best practices for increasing rent
- Document your comparables: keep a record of similar listings that justify your price
- Invest before increasing: improvement works (EPC, kitchen, bathroom) justify a rise far more easily than a simple increase
- Stay reasonable: a 5 to 10% increase is generally well accepted by the market; beyond that, vacancy risk increases
- State the previous rent: this is mandatory in Brussels and good practice everywhere
- Recalculate your yield: a higher rent with 2 months’ vacancy is often less profitable than a reasonable rent let immediately
| Planned increase | Vacancy risk | Justification needed |
|---|---|---|
| 0-5% | Low | Indexation catch-up |
| 5-10% | Moderate | Improvement works, rising market |
| 10-20% | High | Major renovation, change of standard |
| +20% | Very high | Very difficult to justify without major works |
To optimise each tenant changeover, follow our guide on the transition between two tenants and use a rental management software to automate rent tracking, indexation and documents.
Frequently asked questions
-
In Wallonia and Flanders, yes: the landlord is free to set whatever rent they wish when concluding a new lease. In Brussels, the freedom exists but is regulated: if the asking rent exceeds the Brussels indicative grid rent by more than 20%, the new tenant can apply to the justice of the peace within the first 12 months to request a downward revision.
-
No, the grid is not legally binding in the sense that it does not prohibit setting a higher rent. However, it serves as a reference for the justice of the peace in case of challenge. If the rent significantly exceeds the indicative rent, the tenant can request a judicial revision. In practice, it constitutes a de facto ceiling to avoid appeals.
-
Yes, directly and indirectly. Directly, in Brussels, properties with a poor EPC (F, G) can no longer index their rent, which erodes profitability over time. Indirectly, a poor EPC reduces demand and the rent the market is willing to pay. A good EPC (A, B, C) allows justifying a higher rent and attracting more solvent tenants.
Manage all your leases in one tool
Lease generation, MyRent registration, payment tracking, digital inventory. 14-day free trial, no card required.