What notice must the landlord give before visiting?
The landlord must give reasonable prior notice, generally 24 to 48 hours before any visit. The tenant’s consent is required — the landlord cannot enter without permission. The lease may specify exact visit arrangements (days, times, frequency).
The tenant’s right to peaceful enjoyment of the property is a fundamental principle of Belgian tenancy law (Article 1719 of the Civil Code). The landlord cannot visit the property at will. Every visit requires:
- Prior notice: a reasonable period, at least 24 hours, ideally in writing
- Tenant’s consent: the tenant must agree to the date and time
- Reasonable hours: visits should take place during normal daytime hours
- Legitimate purpose: repair assessment, mandatory inspections, sale or re-letting visits
Practical arrangements for landlord visits
A well-drafted lease should include a visit clause specifying: the maximum frequency of visits, the notice period required, the permitted days and hours, and the purpose of visits. This prevents disputes during the tenancy.
| Type of visit | Typical notice | Frequency |
|---|---|---|
| Routine inspection | 48 hours | Once or twice a year |
| Repair assessment | 24-48 hours | As needed |
| Emergency repair | None (urgent) | Exceptional |
| Sale visits | As per lease clause | Max 2h/day, 2 days/week |
| Re-letting visits | As per lease clause | During notice period |
If the landlord enters the property without the tenant’s consent and outside an emergency, this constitutes a violation of the tenant’s right to peaceful enjoyment. The tenant may file a complaint and seek damages before the justice of the peace.
Visits for sale or re-letting
When the property is for sale or when the lease is ending and the landlord needs to show the property to potential new tenants, specific rules apply:
- The lease usually contains a visit clause allowing the landlord to show the property under defined conditions
- In the absence of a clause, the tenant must still allow reasonable visits, but can refuse excessive demands
- The general standard in Belgian practice is maximum 2 hours per day, 2 days per week
- Visits must be arranged at times convenient for the tenant
The tenant cannot systematically refuse all visits, but they are not required to accept visits at any time. A balance must be struck between the landlord’s legitimate interest and the tenant’s right to peaceful enjoyment.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 does not set precise visit rules but reinforces the tenant’s right to peaceful enjoyment. The visit clause in the lease must be proportionate.
Walloon Region
The decree of 15 March 2018 applies the same principles. Walloon case law generally accepts 24-48 hours’ notice as reasonable.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 protects the tenant’s right to peaceful enjoyment (rustig genot). Visit clauses must be reasonable and proportionate.
Article 1719 of the Belgian Civil Code (peaceful enjoyment). Article 1728 (tenant’s obligations). Regional tenancy legislation.