Who bears the agency fees in Belgium
Management fees (ongoing commission) are always paid by the landlord. Letting fees (finding a tenant) are generally paid by the landlord as well, though some agencies negotiate a split. The tenant cannot be forced to pay ongoing management costs.
In Belgium, the allocation of agency fees follows these principles:
| Fee type | Paid by | Amount |
|---|---|---|
| Management commission (ongoing) | Landlord | 5-10% of rents |
| Letting fees (new tenant search) | Landlord (usually) | 1-2 months of rent |
| Lease renewal fees | Landlord | 50-150 EUR |
| Tenant credit check | Varies | 50-100 EUR |
The management commission is deducted directly from the rents collected by the agency before transferring the balance to the landlord.
Detailed fee breakdown
Management commission: the ongoing monthly fee covers rent collection, receipt generation, payment tracking and basic administration. Typically 5-10% of collected rents, excluding VAT (21%).
Letting fees: charged when the agency finds a new tenant. Covers advertising, viewings, tenant screening, lease drafting. Typically 1-2 months of rent.
Special services: some agencies charge extra for specific tasks such as inventory of fixtures, indexation processing, or legal dispute handling.
Always request a complete fee schedule in writing before signing the management mandate. Ask explicitly what is included in the commission and what triggers additional charges.
Avoiding fee disputes
To prevent misunderstandings about agency fees:
- Document everything in the management mandate
- Clarify VAT: all agency fees are subject to 21% VAT in Belgium
- Review monthly statements: verify that deducted fees match the agreed rates
- Understand fee triggers: know exactly when letting fees, renewal fees or special service charges apply
- Compare annually: review whether the cost-benefit ratio still makes sense compared to self-management with software
Regional specifics
Brussels-Capital Region
In Brussels, the Ordinance of 27 July 2017 prohibits charging tenants for services related to the conclusion of the lease in certain cases. Agency fees tend to be higher in Brussels due to market complexity.
Wallonia
In Wallonia, the Decree of 15 March 2018 does not impose specific restrictions on agency fee allocation, but market practice places the burden on the landlord.
Flanders
In Flanders, the Flemish Housing Rental Decree of 9 November 2018 does not regulate agency fees directly, but the IPI Code of Ethics requires transparent fee disclosure.
IPI Code of Ethics and Royal Decree of 12 January 2007 on advertising practices. Agency fees must be clearly communicated to the landlord before signing the management mandate.