You can do the inventory yourself
Yes. Landlord and tenant can conduct the inventory themselves without an expert. It must be: contradictory (both present), detailed (room-by-room), written, and signed by both. It is legally valid but may have weaker probative value than an expert inventory in case of dispute.
Comparison:
| Aspect | DIY inventory | Expert inventory |
|---|---|---|
| Legal validity | Yes | Yes |
| Cost | Free | 150-400 EUR (shared) |
| Impartiality | Depends on parties | High |
| Detail level | Varies | Professional standard |
| Court weight | Valid but weaker | Stronger |
How to do it properly
For a valid DIY inventory: go room by room, describe the condition of every element (walls, floors, ceilings, doors, windows, fixtures), note meter readings, list keys, take dated photos, and have both parties sign every page.
Detailed procedure:
- Prepare a template: use a room-by-room checklist covering all elements
- Schedule together: both parties must be present simultaneously
- Good lighting: conduct during daylight for accurate assessment
- Be thorough: describe each element’s condition (new, good, fair, poor)
- Note defects: cracks, stains, scratches, missing elements
- Meters: record electricity, gas and water meter readings
- Keys: list all keys handed over (type and quantity)
- Photos: take dated photos as supplementary evidence
- Two copies: prepare two originals, one for each party
- Signatures: both parties sign each page
Be as detailed as possible. Vague descriptions (“walls in good condition”) are less useful than specific ones (“living room north wall: white paint, 2 small nail holes near window, minor scuff mark at 1m height”). Detail protects both parties.
When to hire an expert instead
Consider hiring an expert when:
- The property is high-value (expensive finishes, luxury fixtures)
- The property is furnished (furniture inventory needed)
- The property has visible damage or defects at entry
- The relationship between landlord and tenant may be contentious
- Either party is unfamiliar with inventory procedures
- The property is large or complex (house with garden, multiple outbuildings)
The cost of an expert (150-400 EUR shared) is a modest investment compared to the potential cost of disputes at exit.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 permits DIY inventories but encourages detailed documentation. Brussels courts accept self-conducted inventories if properly done.
Walloon Region
The decree of 15 March 2018 allows DIY inventories. The Walloon standard lease includes a basic inventory template.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 permits parties to conduct the plaatsbeschrijving themselves. The decree encourages thorough documentation.
Article 1730 of the Belgian Civil Code (no professional requirement). Regional tenancy legislation (contradictory and detailed requirement).