The landlord is responsible for facade works
Yes. The landlord is responsible for all major facade works: structural repairs, rendering, waterproofing and painting. This falls under the obligation to maintain the property in a habitable condition (Article 1720 of the Civil Code). Some municipalities impose periodic facade renovation requirements.
The distinction between landlord and tenant responsibilities:
| Work type | Who pays | Basis |
|---|---|---|
| Structural facade repair | Landlord | Major repair (Article 1720) |
| Rendering and waterproofing | Landlord | Major repair |
| Facade painting (exterior) | Landlord | Major repair |
| Minor cleaning | Tenant | Minor maintenance |
| Window cleaning | Tenant | Minor maintenance |
Types of facade works
Major works (landlord) include: structural repairs, crack repair, rendering, waterproofing, insulation (ETICS), painting, and replacement of damaged elements. Minor maintenance (tenant) includes: cleaning windows, maintaining window frames, and reporting damage promptly.
Common facade works and typical costs:
| Work | Cost estimate | Frequency |
|---|---|---|
| Facade cleaning | 15-30 EUR/m2 | Every 10-15 years |
| Rendering repair | 50-100 EUR/m2 | As needed |
| Full re-rendering | 80-150 EUR/m2 | Every 25-40 years |
| Facade painting | 20-40 EUR/m2 | Every 10-15 years |
| Exterior insulation (ETICS) | 100-200 EUR/m2 | Once (lifespan 30+ years) |
If the landlord fails to maintain the facade and the property becomes uninhabitable (water infiltration, structural risk), the tenant can request repairs through a formal notice and, if necessary, through the justice of the peace. In extreme cases, the tenant may be entitled to a rent reduction.
Facade works in co-ownership
For apartments, facade works are a common charge decided by the co-ownership general assembly:
- The decision is taken by majority vote (usually 2/3 or 3/4 depending on the nature of the works)
- The cost is shared between co-owners according to their share (quotites / aandelen)
- The landlord bears the cost, not the tenant
- Co-ownership charges in a rented property are divided between landlord (structural) and tenant (day-to-day)
A reserve fund (fonds de reserve / reservefonds) should be built up over time to cover major works like facade renovation, avoiding unexpected large assessments.
Regional specificities
Brussels-Capital Region
Several Brussels municipalities impose periodic facade renovation obligations. The Brussels urban planning code may require a permit for certain facade works. Premiums for facade insulation are available through RENOLUTION.
Walloon Region
The Walloon housing code imposes habitability standards that include facade condition. Some Walloon municipalities have facade renovation regulations. Energy premiums may be available for insulation works.
Flemish Region
The Flemish Housing Rental Decree requires the property to meet quality standards (woningkwaliteit) including the exterior condition. The Flemish renovation premium can help fund facade insulation.
Article 1720 of the Belgian Civil Code (landlord’s maintenance obligation). Article 1754 (tenant’s minor repairs). Municipal facade renovation regulations. Co-ownership law (Civil Code, Book III, Title III bis).