Tenant maintains, landlord replaces
The tenant is responsible for routine maintenance of shutters and blinds: cleaning, lubrication, cord and strap replacement. The landlord is responsible for full replacement when the mechanism fails due to age, wear, or structural defect. The distinction follows the general rule: the tenant maintains, the landlord repairs and replaces.
This allocation is based on articles 1754 and 1755 of the Civil Code, which define tenant repairs as those “customarily charged to the tenant”. Routine shutter and blind maintenance falls squarely within this category.
Detailed breakdown
| Task | Responsible party |
|---|---|
| Cleaning shutters and blinds | Tenant |
| Lubricating mechanisms | Tenant |
| Replacing cords or straps | Tenant |
| Adjusting slats or blades | Tenant |
| Replacing a broken motor (age-related) | Landlord |
| Full shutter replacement (structural failure) | Landlord |
| Replacing guides or rails (wear from age) | Landlord |
| Repair after damage by tenant | Tenant |
Include a detailed maintenance annex in your lease listing specific responsibilities for shutters, blinds, and other fixtures. This prevents disputes at the end of the lease.
In case of disagreement
If landlord and tenant disagree on who should pay:
- Check the lease: some leases include a detailed repair allocation
- Assess the cause: age and wear (landlord) vs misuse or negligence (tenant)
- Get a professional opinion: a technician’s report can determine the cause
- Attempt conciliation at the justice of the peace (free)
- File a claim if conciliation fails
The general principle: what wears out through normal use over time (age) is the landlord’s responsibility. What requires regular maintenance or is damaged by the tenant is the tenant’s responsibility.
Regional specifics
Brussels-Capital Region
The Ordinance of 27 July 2017 follows the general Civil Code rules on repair allocation. Brussels-specific habitability standards may impose additional requirements on functioning shutters.
Wallonia
The Decree of 15 March 2018 aligns with the federal framework. Walloon habitability standards may require functional shutters or blinds.
Flanders
The Flemish Housing Rental Decree of 9 November 2018 confirms the distinction between tenant repairs and major repairs. Flemish quality standards may require functional window coverings.
Civil Code, articles 1754-1755 (tenant repairs). Civil Code, articles 1719-1720 (landlord obligations). Law of 20 February 1991.