9 years is the standard, but other durations exist
The standard duration of a primary residence lease in Belgium is 9 years (the “3-6-9” lease). Short-term leases (maximum 3 years) and long-term leases (more than 9 years) are also possible. The duration determines the applicable termination rules, indexation rights and renewal conditions.
Belgian law provides several lease duration options to accommodate different situations. The choice of duration has significant implications for both landlord and tenant, particularly regarding termination rights and indemnities.
| Lease type | Duration | Default? |
|---|---|---|
| Short-term | 1 month to 3 years | No — must be expressly agreed |
| Standard (3-6-9) | 9 years | Yes — default regime |
| Long-term | More than 9 years | No — must be expressly agreed |
| Lifetime | Until death of tenant | No — must be expressly agreed |
Types of lease by duration
Short-term lease (max 3 years)
A short-term lease is ideal for temporary situations (studies, work assignment, trial period). Key features:
- Maximum 3 years (including renewals)
- The landlord cannot terminate before the agreed term
- The tenant can terminate with 3 months’ notice and 1 month’s indemnity
- If total duration exceeds 3 years, the lease is automatically requalified as a 9-year lease
Standard 9-year lease (3-6-9)
The default regime for primary residence leases. Key features:
- 9 years, structured in triennial periods
- Tenant can terminate at any time (3 months’ notice, indemnity in first 3 years)
- Landlord can terminate at end of triennial periods for specific reasons
- Automatic extension by 3-year periods if no notice given
Long-term lease (more than 9 years)
For tenants seeking long-term stability. Key features:
- Expressly agreed duration exceeding 9 years
- Same termination rules as the 9-year lease
- Cannot exceed 99 years (otherwise becomes an emphyteusis)
BailBelgique guides you in choosing the right lease duration for your situation and automatically generates the correct clauses.
Termination rules by type
| Aspect | Short-term | 9-year (3-6-9) | Long-term |
|---|---|---|---|
| Tenant notice | 3 months | 3 months | 3 months |
| Tenant indemnity | 1 month (fixed) | 3/2/1/0 months (degressive) | Same as 9-year |
| Landlord termination | Not possible | End of triennial + grounds | End of triennial + grounds |
| Automatic renewal | Same duration (max 3 years total) | 3-year extensions | Depends on contract |
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 Brussels ordinance of 27 July 2017 regulates all types of residential lease duration. Brussels limits short-term lease renewal to once within the 3-year maximum.
Walloon Region
The Walloon decree of 15 March 2018 follows the same duration framework with minor variations in formalities.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 provides detailed rules for each lease type. Flanders requires the lease type (short-term or 9-year) to be clearly indicated in the mandatory lease template.
Act of 20 February 1991, Art. 3 + Regional housing legislation — Different duration options with specific termination and renewal rules.