6 months’ notice at the end of a three-year period
The landlord can only terminate a 9-year lease at the end of each three-year period (year 3, 6, or 9) with 6 months’ notice and a valid reason. The three reasons are: personal occupation, major works, or without reason (with compensation). Between these periods, the landlord cannot terminate unilaterally.
The landlord’s termination right is much more restricted than the tenant’s:
- Can only give notice at three-year intervals
- Must provide 6 months’ notice (vs 3 months for tenants)
- Must state a valid legal ground in the notice letter
- Must actually carry out the stated purpose, under penalty of 18 months’ compensation
The three valid grounds
| Ground | Conditions | Compensation to tenant |
|---|---|---|
| Personal occupation | By the landlord or a relative up to the 3rd degree | None |
| Major works | Cost exceeding 3 years of rent, affecting the structure | None (or 6 months if not at end of 1st three-year period) |
| Without reason | No justification required | 9 months (end of 1st period), 12 months (2nd), 15 months (3rd) |
For personal occupation, the landlord must specify who will occupy the property in the notice letter. The named person must actually move in within 1 year and occupy the property for at least 2 years.
For major works, the landlord must provide evidence of the planned works (building permits, contractor quotes). The works must be structural and make the property uninhabitable during construction.
If the landlord invokes personal occupation or major works but does not actually carry them out, the tenant is entitled to 18 months’ rent as compensation. This penalty is severe and frequently enforced by courts.
Timing and calculation
For a lease starting 1 January 2023:
| Period end date | Notice must be sent by | Reason required |
|---|---|---|
| 31 December 2025 (year 3) | 30 June 2025 | Yes |
| 31 December 2028 (year 6) | 30 June 2028 | Yes |
| 31 December 2031 (year 9) | 30 June 2031 | Yes |
If the landlord misses the deadline, they must wait for the next three-year period. There is no grace period or exception.
Regional specifics
Brussels-Capital Region
The Ordinance of 27 July 2017 applies the same 6-month notice requirement and the three legal grounds.
Wallonia
The Decree of 15 March 2018 follows the same framework. Walloon case law strictly enforces the 18-month penalty for false grounds.
Flanders
The Flemish Housing Rental Decree of 9 November 2018 confirms the same rules and penalties.
Law of 20 February 1991, article 3, par. 2-4 (landlord termination grounds and notice periods). Article 3, par. 5 (18-month penalty for false grounds).