Self-manage or use an agency?

The agency handles everything (listings, viewings, inventories, rent collection) but costs 5-10% of annual rent. Self-managing is free but requires time and legal knowledge.

Which property management software to choose?

Several solutions exist: BailBelgique, Smovin, Rentila, Ublo. The choice depends on the number of properties, desired features (receipts, accounting, indexation) and budget.

Is the rent receipt mandatory?

It is not mandatory but the landlord must provide it free of charge upon the tenant's request. It certifies that rent has been paid and protects both parties.

Who pays the agency fee?

The landlord pays the management fees. Listing costs (advertisement, viewings) are also borne by the landlord. The agency cannot charge the tenant for the search.

What are the mandatory mentions in a listing?

The rent, charges (estimate or flat rate), EPC certificate (class and value), floor area in Brussels, and the deposit amount. The landlord's or agency's contact details are also required.

What documents can you request from a prospective tenant?

ID, the last 3 pay slips or tax assessment, employment contract, and optionally a reference from the previous landlord. Requesting a criminal record extract is prohibited.

What is a management mandate?

It is a contract by which the landlord entrusts the agency with managing the property: collecting rent, handling repairs, managing inventories. Its duration and termination conditions must be specified.

How to track rent and accounting?

A simple Excel spreadsheet may suffice for 1-2 properties. Beyond that, property management software automates payment tracking, reminders, indexation and receipt generation.

How to select a tenant properly?

Check solvency (rent < 1/3 of income), references from the previous landlord, and job stability. Comply with anti-discrimination law: no selection based on origin, sex, disability or family status.

Are agency fees tax-deductible?

No, property management fees are not deductible for individuals. They are only deductible if the property is held through a company.

FAQ — Property management

Q: Are agency fees tax-deductible?

No, property management fees are not deductible for individuals. They are only deductible if the property is held through a company.

Agency vs self-management, software, rent receipts, listings, tenant selection — everything about managing a rental property in Belgium.

18 questions

The agency handles everything (listings, viewings, inventories, rent collection) but costs 5-10% of annual rent. Self-managing is free but requires time and legal knowledge.

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Several solutions exist: BailBelgique, Smovin, Rentila, Ublo. The choice depends on the number of properties, desired features (receipts, accounting, indexation) and budget.

Full answer
It is not mandatory but the landlord must provide it free of charge upon the tenant's request. It certifies that rent has been paid and protects both parties.

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The landlord pays the management fees. Listing costs (advertisement, viewings) are also borne by the landlord. The agency cannot charge the tenant for the search.

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The rent, charges (estimate or flat rate), EPC certificate (class and value), floor area in Brussels, and the deposit amount. The landlord's or agency's contact details are also required.

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ID, the last 3 pay slips or tax assessment, employment contract, and optionally a reference from the previous landlord. Requesting a criminal record extract is prohibited.

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It is a contract by which the landlord entrusts the agency with managing the property: collecting rent, handling repairs, managing inventories. Its duration and termination conditions must be specified.

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A simple Excel spreadsheet may suffice for 1-2 properties. Beyond that, property management software automates payment tracking, reminders, indexation and receipt generation.

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Check solvency (rent < 1/3 of income), references from the previous landlord, and job stability. Comply with anti-discrimination law: no selection based on origin, sex, disability or family status.

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No, property management fees are not deductible for individuals. They are only deductible if the property is held through a company.

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Property management software automatically calculates indexation on the anniversary date and generates the notification to the tenant. BailBelgique also offers a free online calculator.

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1. Contact the tenant (call, email). 2. If no response, send a formal demand by registered letter. 3. Propose a payment plan. 4. As a last resort, petition the justice of the peace.

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Yes, by respecting the termination conditions of the management mandate (notice period, possible indemnity). The lease with the tenant is not affected by the change of agency.

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The landlord's fire insurance covers building damage. Add third-party recourse and legal protection. Also require the tenant to take out tenant liability insurance.

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Digitise all documents (leases, inventories, receipts, correspondence) and store them in a secure cloud. Property management software often includes a built-in archiving system.

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The syndic manages the co-ownership (common areas, general assembly). Property management handles the relationship with the tenant (rent, maintenance, lease). They are two separate mandates.

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Prepare the EPC certificate, the standard lease, the list of charges. Make the property clean and well-lit. Have an application form ready and verify supporting documents on site.

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Property management software sends automatic email reminders in case of late payment. You can also set up a direct debit to avoid missed payments.

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