The inventory is mandatory for furnished leases too
Yes, the inventory of fixtures is mandatory for furnished leases, just as for unfurnished ones. Additionally, a detailed furniture inventory must list every item of furniture, appliance, and equipment provided by the landlord, noting each item’s condition. This double inventory — of the property and its contents — protects both parties against disputes at the end of the tenancy.
A furnished lease adds an extra layer of complexity to the inventory process. Beyond the standard condition report of walls, floors, and fixtures, the parties must document every piece of furniture and equipment included in the rental. This includes sofas, beds, tables, kitchen appliances, curtains, and any other movable items.
The furniture inventory should note not just the presence of each item but also its condition (new, good, worn, damaged) and ideally its approximate value. Photographs are strongly recommended for each item.
What the furnished lease inventory must include
| Category | Items to document |
|---|---|
| Property condition | Walls, floors, ceilings, windows, doors, plumbing, electrics |
| Kitchen | Appliances, cookware, dishes, utensils (if provided) |
| Living room | Sofa, chairs, tables, shelving, TV, decorations |
| Bedroom | Bed frame, mattress, wardrobe, desk, bedding (if provided) |
| Bathroom | Fixtures, towel rails, mirror, accessories |
| General | Curtains, lighting, heating equipment, keys |
For each item, note:
- Description — type, brand if relevant, colour
- Condition — new, good, fair, worn, damaged (describe damage)
- Quantity — number of items (e.g. “4 dining chairs”)
- Photo reference — numbered to match the photo annex
Create a spreadsheet listing every item with its condition and take timestamped photographs. Both the inventory document and photographs should be signed by both parties and annexed to the lease. This makes disputes at the end of the tenancy much simpler to resolve.
Handling furniture at the end of the tenancy
At the end of the tenancy, an exit inventory compares the current state with the entry inventory:
- Normal wear and tear — the tenant is not liable for normal depreciation of furniture (e.g. a sofa showing reasonable use after 3 years)
- Damage beyond normal use — the tenant must compensate for damage exceeding normal wear, based on the item’s residual value (not replacement cost)
- Missing items — items listed in the entry inventory but missing at exit must be replaced or compensated at depreciated value
- Replacement items — if the tenant replaced a broken item with an equivalent, this should be documented and agreed upon
The distinction between normal wear and damage is often a source of conflict. A detailed entry inventory with photographs provides the most reliable basis for comparison.
Regional specifics
Brussels-Capital Region
The ordinance of 27 July 2017 requires an entry inventory for all residential leases, including furnished ones. Brussels does not have specific additional rules for the furniture inventory, but general contract law principles apply.
Walloon Region
The decree of 15 March 2018 similarly mandates an entry inventory. The furniture inventory is considered part of the overall inventory obligation. Wallonia encourages the use of standardised inventory models.
Flemish Region
The Vlaams Woninghuurdecreet of 9 November 2018 requires an entry inventory for all residential leases. Flanders specifically mentions that the inventory must cover both the property and its contents when furnished.
Regional housing legislation mandating entry inventories for all residential leases. Civil Code, art. 1731 (presumption regarding property condition). The furniture inventory follows the same legal regime as the property inventory.