The 9-year lease: default regime in Belgium
The 3-6-9 lease is a primary residence lease of 9 years. It is the default regime in Belgium: it applies automatically if no different duration is agreed in writing. The tenant can terminate at any time with 3 months’ notice, and without indemnity at each triennial expiry (3, 6 or 9 years).
The name “3-6-9” refers to the three triennial periods that make up the lease. At each triennial expiry (3 years, 6 years, 9 years), the parties benefit from more favourable termination conditions:
- The tenant can leave without indemnity by giving 6 months’ notice before the triennial expiry
- The landlord can reclaim the property for personal occupation or works, under strict conditions, with 6 months’ notice before the end of a triennial
Outside these triennial expiries, the tenant can still terminate with 3 months’ notice, but a termination indemnity is due if termination occurs within the first 3 years (3, 2 or 1 months’ rent depending on the year).
The lease automatically extends by 3-year periods if neither party gives notice within the required deadlines.
Termination and notice rules
| Who terminates | When | Notice | Indemnity |
|---|---|---|---|
| Tenant | At any time | 3 months | 3/2/1 months if in first 3 years |
| Tenant | At triennial expiry | 6 months | None |
| Landlord | Personal occupation | 6 months (end of triennial) | None |
| Landlord | Major works | 6 months (end of triennial) | None |
| Landlord | Without grounds | 6 months (end of triennial) | 9/6 months’ rent depending on triennial |
The landlord is far more restricted than the tenant. The landlord can only terminate for specific legal reasons (personal occupation, works, serious breach) and must respect strict deadlines. Termination “without grounds” by the landlord is possible in some regions but entails a substantial indemnity.
To avoid missing a triennial deadline, use BailBelgique’s lease management which sends automatic reminders for key dates in your 3-6-9 lease.
3-6-9 vs short-term lease
| Aspect | 3-6-9 lease | Short-term lease |
|---|---|---|
| Duration | 9 years | Max 3 years |
| Tenant indemnity | Degressive (3/2/1/0 months) | Fixed (1 month) |
| Landlord termination | Possible at end of triennial | Not possible before term |
| Automatic renewal | 3-year extensions | Same duration (max 3 years total) |
| Default regime | Yes | Must be expressly agreed |
The difference between short-term and long-term leases is one of the most important distinctions in Belgian rental law.
Regional specifics
Brussels-Capital Region
The ordinance of 27 July 2017 maintains the 3-6-9 framework as the default regime for primary residence leases in Brussels.
Walloon Region
The decree of 15 March 2018 applies the same 3-6-9 structure. Wallonia requires the lease to expressly state its duration.
Flemish Region
The Vlaams Woninghuurdecreet of 9 November 2018 provides the same 3-6-9 regime. The mandatory lease template clearly identifies whether the lease is short-term or 9 years.
Act of 20 February 1991, Art. 3 — Text on Justel. The 9-year lease is the default regime for primary residence leases.