The tenant can refuse unreasonable visits
The tenant cannot systematically refuse all visits but can refuse unreasonable ones. The landlord must give reasonable notice (24-48 hours), visit at convenient times, and have a legitimate purpose. A balance must be struck between the landlord’s rights and the tenant’s peaceful enjoyment.
When the tenant can refuse:
| Situation | Can the tenant refuse? |
|---|---|
| No notice given | Yes |
| Visit outside reasonable hours | Yes |
| Excessive frequency (daily) | Yes |
| No legitimate purpose | Yes |
| Properly arranged repair visit | No |
| Court-ordered inspection | No |
| Re-letting visits during notice period | No (if reasonable) |
What constitutes a reasonable visit?
A reasonable visit: is announced 24-48 hours in advance, takes place during normal hours (10:00-18:00), does not exceed 2 hours, occurs maximum twice a week, and serves a legitimate purpose (repairs, inspections, sale or re-letting visits).
The tenant should not refuse visits that meet reasonable conditions. Systematic refusal of all visits can:
- Constitute a breach of the lease (bad faith in performance)
- Make the tenant liable for the landlord’s losses (e.g., inability to re-let)
- Lead to a court order compelling access
If you refuse a visit, document your reasons in writing (email or letter). State clearly why the visit is unreasonable and propose alternative dates/times. This shows good faith and protects your position in case of a dispute.
Resolving visit disputes
When landlord and tenant disagree about visits:
- Communication: discuss the issue and try to agree on a reasonable schedule
- Written proposal: the tenant proposes alternative dates/times in writing
- Formal notice: if one party is unreasonable, the other sends a formal notice
- Conciliation: free preliminary hearing before the justice of the peace
- Court order: the justice of the peace can set a binding visit schedule
In most cases, a reasonable compromise can be reached without court intervention. A clear visit clause in the lease prevents most disputes.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 protects the tenant’s peaceful enjoyment. Brussels courts enforce the principle of proportionality for visit arrangements.
Walloon Region
The decree of 15 March 2018 applies the same balanced approach. Walloon courts generally uphold the 24-48 hour notice standard.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 protects rustig genot. Visit clauses must be reasonable and proportionate.
Article 1719 of the Belgian Civil Code (peaceful enjoyment). Article 1134 (good faith). Regional tenancy legislation.