How many keys must the landlord hand over?
The landlord must provide at least two complete sets of keys (front door, letterbox, cellar, garage if applicable). This obligation derives from the duty of delivery under Article 1719 of the Civil Code. The exact number can be specified in the lease.
The landlord is required to hand over the rented property in good condition and to allow the tenant to enjoy it peacefully. This includes handing over all keys necessary to access the dwelling and its appurtenances. If the property is located in an apartment building, the keys to the common entrance must also be provided.
The number of keys handed over is generally recorded in the entry inventory of fixtures. This record constitutes important evidence in case of a dispute upon the tenant’s departure.
In practice: how many sets to provide?
| Key type | Usual number | Mandatory? |
|---|---|---|
| Front door of the dwelling | 2 sets minimum | Yes (delivery) |
| Building entrance | 2 sets | Yes if applicable |
| Letterbox | 1 to 2 sets | Yes |
| Cellar / garage | 1 to 2 sets | Yes if included in lease |
| Badges / digital codes | Per co-ownership rules | Variable |
In shared housing, the landlord must provide enough sets for each co-tenant to have independent access. The cost of the initial keys is borne by the landlord.
Specify precisely in the lease and in the inventory the number and type of keys handed over. At the end of the lease, the tenant must return the same number of keys, including copies.
Extra copies and lock changes
The tenant may make additional copies at their own expense. They do not need the landlord’s consent to do so. However, they must return all copies at the end of the lease.
The tenant may also change the lock for security reasons, but they must restore the property to its original condition upon departure, unless otherwise agreed.
If the landlord refuses to hand over enough keys, the tenant may send a formal notice by registered letter and, in case of persistent refusal, apply to the justice of the peace.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 does not set a specific number of keys but requires the landlord to deliver the property in a condition suitable for normal use. The number of keys must be mentioned in the inventory of fixtures.
Walloon Region
The decree of 15 March 2018 provides the same delivery obligation. The standard Walloon lease recommends mentioning the number of keys handed over.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 requires the landlord to deliver the property in good condition, including keys. The number is to be recorded in the plaatsbeschrijving (inventory of fixtures).
Article 1719 of the Belgian Civil Code (duty of delivery). Article 1720 (maintenance and repairs). Coordinated text on Justel.