A registered letter is legally required
Yes, a registered letter (or bailiff service) is legally required to terminate a lease in Belgium. An email, SMS, ordinary letter, or phone call has no legal value for giving notice. The registered letter provides a certain date (presumed receipt on the 3rd business day after sending) and a proof of sending via the postal receipt.
The registered letter requirement is a substantive formality, not a mere recommendation. The law explicitly states that notice must be given by registered letter or bailiff service. This applies to:
- Tenant giving notice (3-month notice period)
- Landlord giving notice (6-month notice period)
- Short-term leases (notice at expiry)
- All grounds for termination (personal occupation, works, without reason)
An email or SMS, even if acknowledged by the other party, is not valid for giving notice. The notice would be null and void, meaning the notice period never started.
How to send a registered letter
Two options:
1. At the post office:
- Go to a bpost office
- Bring your signed letter in an envelope
- Request “envoi recommande avec accuse de reception”
- Keep the sending receipt (proof of date)
- Cost: approximately 8-12 EUR
2. Online via bpost:
- Visit bpost.be or use the bpost app
- Upload your letter as a PDF
- bpost prints, envelopes, and sends it as a registered letter
- Same legal value as a physical registered letter
- Cost: approximately 10-15 EUR
BailBelgique provides a notice letter generator that creates a compliant notice letter with the correct legal formulations and automatically calculates the notice period dates.
Consequences of not sending a registered letter
If notice is given without a registered letter:
- The notice is null and void — it has no legal effect
- The notice period never started
- The lease continues as if no notice was given
- The tenant remains liable for rent
- The landlord cannot claim the property
Even if the other party acknowledges receiving an email or SMS, it does not validate the notice. The formality is mandatory and cannot be waived, even by mutual agreement (it is a matter of public order).
Exception: termination by mutual agreement can be done by simple written document signed by both parties. No registered letter is needed for a consensual termination.
Regional specifics
Brussels-Capital Region
The Ordinance of 27 July 2017 maintains the registered letter requirement. The presumption of receipt applies on the 3rd business day.
Wallonia
The Decree of 15 March 2018 applies the same rule. Registered letters in Wallonia follow the same bpost procedure.
Flanders
The Flemish Housing Rental Decree of 9 November 2018 also requires a registered letter or bailiff service for giving notice.
Law of 20 February 1991, article 3 (notice by registered letter). Judicial Code, article 53bis (presumption of receipt on the 3rd business day).