The landlord’s duty to provide keys
Yes. The landlord must provide all keys necessary for the tenant to access the property and its appurtenances. This is part of the duty of delivery under Article 1719 of the Civil Code. The cost of initial keys is borne by the landlord. The keys should be listed in the inventory of fixtures.
The duty of delivery (obligation de delivrance) is one of the landlord’s fundamental obligations. It includes:
- Handing over the property in a habitable condition
- Providing all keys necessary for normal access
- Ensuring all locks function properly
- Providing access to all spaces included in the lease (cellar, garage, garden shed)
Which keys must be provided?
The landlord must provide keys for: the front door, building entrance (if applicable), letterbox, cellar, garage, and any other locked space included in the lease. At least two complete sets should be provided.
| Key type | Landlord’s obligation | Notes |
|---|---|---|
| Front door | Must provide (min. 2 sets) | Primary access key |
| Building entrance | Must provide if applicable | Apartment buildings |
| Letterbox | Must provide | At least 1 key |
| Cellar | Must provide if included in lease | Often overlooked |
| Garage | Must provide if included | Separate key or remote |
| Garden gate | Must provide if applicable | Fenced properties |
Record the exact number and type of keys in the inventory of fixtures. At the end of the lease, the tenant must return all keys, including copies made during the tenancy. Missing keys can be deducted from the rental deposit.
Key return at end of lease
At the end of the tenancy, the tenant must return all keys:
- All original keys provided by the landlord
- All copies made during the tenancy
- Any badges, remote controls or access codes
If keys are missing, the landlord can:
- Deduct the cost of new keys from the rental deposit
- Charge for lock replacement if security requires it
- The cost must be reasonable and proportionate
The key return should be documented in the exit inventory or in a separate receipt signed by both parties.
Regional specificities
Brussels-Capital Region
The ordinance of 27 July 2017 imposes the duty of delivery including keys. Brussels buildings often use electronic access systems (badges, intercoms) which must also be provided.
Walloon Region
The decree of 15 March 2018 applies the same delivery obligation. The standard Walloon lease includes provisions for key handover.
Flemish Region
The Flemish Housing Rental Decree of 9 November 2018 requires delivery in good condition including keys. The number of keys must be recorded in the plaatsbeschrijving.
Article 1719 of the Belgian Civil Code (duty of delivery). Article 1720 (maintenance and good condition). Regional tenancy legislation.