A professional is not legally required
No. The inventory does not have to be done by a professional. The parties can do it themselves. However, an independent expert provides stronger legal protection, greater impartiality, and more detail. The expert’s fee is shared equally between landlord and tenant.
| Method | Legal validity | Impartiality | Cost |
|---|---|---|---|
| Parties do it themselves | Valid if contradictory | Depends on parties | Free |
| Independent expert | Strong probative value | High | 150-400 EUR (shared) |
| Court-appointed expert | Highest legal weight | Maximum | Variable |
DIY versus professional inventory
An expert is recommended for: high-value properties, furnished apartments, properties in poor condition, situations where the relationship between parties may be tense, and when one party insists on professional assessment.
Advantages of a professional:
- Impartiality: no bias towards either party
- Expertise: trained to notice details that non-professionals miss
- Legal weight: expert reports carry more weight in court
- Standard format: comprehensive and systematic documentation
- Photos: professional-quality dated photographs
When DIY is sufficient:
- Properties in good condition with minimal issues
- Trusting relationship between landlord and tenant
- Simple properties (small apartment, limited fixtures)
- Both parties are thorough and agree on findings
If the parties cannot agree on the inventory findings when conducting it themselves, either party can request that an independent expert be appointed. If the other party refuses, the requesting party can apply to the justice of the peace.
Choosing an expert
Types of professionals who conduct inventories:
- Geometre-expert (landmeter-expert): certified surveyors, highly qualified
- Real estate agents (IPI/BIV registered): common choice, experienced in property assessment
- Specialised inventory firms: dedicated services with standardised processes
- Architects: qualified but often more expensive than necessary
Selection criteria:
- IPI/BIV registration (for real estate agents)
- Professional liability insurance
- Experience with inventory of fixtures specifically
- Transparent pricing
- Availability for both entry and exit inventories
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 does not require a professional but encourages detailed, contradictory inventories. Brussels has numerous inventory specialists.
Walloon Region
The decree of 15 March 2018 follows the same approach. The Walloon standard lease encourages professional inventories for complex properties.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 allows parties to choose between DIY and professional plaatsbeschrijving. Either party can insist on an expert.
Article 1730 of the Belgian Civil Code (contradictory inventory, cost sharing). Regional tenancy legislation. IPI/BIV regulations for real estate professionals.