How much does an expert inventory cost?
An expert inventory of fixtures typically costs 150 to 400 EUR depending on property size and location. The cost is shared equally between landlord and tenant. A standard apartment costs 150-250 EUR, a larger house 300-400 EUR. The expert provides a detailed, impartial document with strong legal value.
Cost overview:
| Property type | Typical cost | Notes |
|---|---|---|
| Studio / 1-bedroom apartment | 150-200 EUR | Standard scope |
| 2-3 bedroom apartment | 200-300 EUR | More rooms, more detail |
| House (3-4 bedrooms) | 300-400 EUR | Includes garden, garage |
| Large house / villa | 400-600 EUR | Extensive property |
| Furnished property | +50-100 EUR supplement | Inventory of furniture included |
Cost sharing rules
Under Belgian law (Article 1730 of the Civil Code), the cost of the inventory of fixtures is shared equally between landlord and tenant, unless the lease provides otherwise. Each party pays half of the expert’s invoice.
Practical points:
- The expert sends one invoice, usually to the party who arranged the appointment
- The other party reimburses their half
- The lease can specify the payment arrangement
- If one party insists on an expert and the other wants to do it themselves, the cost-sharing rule still applies if an expert is used
A lease clause placing the entire cost on the tenant may be considered unfair and could be struck down by the court. The equal sharing principle is a mandatory (imperative) rule in most regions.
DIY versus expert inventory
Landlords and tenants can choose between:
- DIY (self-conducted): free, but requires thoroughness and agreement between both parties. Can be done by photo for supplementary evidence
- Expert inventory: costs 150-400 EUR but provides an impartial, detailed document with strong legal value in case of dispute
| Aspect | DIY | Expert |
|---|---|---|
| Cost | Free | 150-400 EUR (shared) |
| Impartiality | Parties may disagree | Independent assessment |
| Detail level | Variable | Professional standard |
| Legal weight | Valid if signed by both | Stronger probative value |
| Time | Variable | Usually 1-2 hours |
The expert option is strongly recommended for higher-value properties, furnished apartments, and situations where the relationship between landlord and tenant may be contentious.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 confirms the equal cost-sharing principle. Brussels experts typically charge slightly higher rates due to the urban market.
Walloon Region
The decree of 15 March 2018 mandates equal cost sharing. Rates in Wallonia tend to be slightly lower than in Brussels.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 confirms that the cost of the plaatsbeschrijving is shared equally (gelijke verdeling).
Article 1730 of the Belgian Civil Code (inventory of fixtures, cost sharing). Regional tenancy legislation confirming equal sharing.