Two distinct documents
The inventory of fixtures describes the physical condition of the property (walls, floors, fixed equipment). The furniture list itemises furniture and objects provided by the landlord. They are two separate documents, often confused. The inventory is mandatory; the furniture list is essential for furnished rentals.
The confusion between these documents is common, but their purpose is fundamentally different:
- The inventory of fixtures concerns the immovable: it describes the building’s condition, room by room. It is required by Article 1730 of the Civil Code and is mandatory for all primary residence leases
- The furniture list concerns the movable: it lists the furniture, appliances and objects provided by the landlord (bed, table, chairs, appliances, kitchenware, linen). It is not governed by a specific legal provision but constitutes essential contractual practice for furnished leases
In an unfurnished property, only the inventory is necessary. In a furnished property, both documents are essential and can be combined into a single document or kept separate.
When to use each document
| Lease type | Inventory of fixtures | Furniture list |
|---|---|---|
| Unfurnished (primary residence) | Mandatory | Not necessary |
| Furnished (primary residence) | Mandatory | Strongly recommended |
| Student furnished | Mandatory | Strongly recommended |
| Short-term furnished | Mandatory | Strongly recommended |
| Shared housing furnished | Mandatory | Strongly recommended |
For furnished properties, it is advisable to combine both documents. This facilitates comparison at exit and avoids losing one of the two documents.
For a furnished lease, use our inventory template which includes a furniture list section. Each piece of furniture is described with its condition (new, good, fair, poor) and a photo can be attached.
What each document should contain
The inventory of fixtures includes:
- Description of each room (entrance, living room, bedrooms, kitchen, bathroom, WC, cellar, garage)
- Condition of walls, floors, ceilings
- Condition of doors, windows, shutters
- Condition of switches, outlets
- Condition of plumbing and sanitary fixtures
- Condition of heating system
- Meter readings (water, gas, electricity)
- Dated photos
The furniture list includes:
- All furniture provided (bed, wardrobe, table, chairs, sofa, desk)
- Appliances (refrigerator, washing machine, oven, microwave)
- Accessories (curtains, lamps, kitchenware, linen)
- Condition of each item (new, good condition, wear marks, damaged)
- Brand and model if possible (for appliances)
- Quantity (4 chairs, 2 pillows)
At exit, the comparison determines if any furniture is missing, damaged or needs replacement. The tenant is not responsible for normal wear of the furniture.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 requires the inventory of fixtures but does not contain specific provisions on the furniture list. Brussels practice recommends combining both for furnished rentals.
Walloon Region
The decree of 15 March 2018 mandates the inventory. The furniture list is a common contractual practice in Walloon university cities (Namur, Liege, Louvain-la-Neuve).
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 requires the inventory. For furnished leases, the decree recommends a detailed furniture inventory. Flemish university cities (Leuven, Ghent, Antwerp) have a strong tradition of furniture listing.
Article 1730 of the Belgian Civil Code — Mandatory inventory. The furniture list derives from contractual freedom (Article 1134). Consult on Justel