It depends on the cause
Tenant pays if the blockage is caused by misuse: grease, hair, wipes, objects flushed down drains. Landlord pays if the blockage is due to structural issues: tree roots, deteriorated pipes, design defects. The plumber’s report determines the cause and therefore who is responsible.
| Cause | Responsible | Typical cost |
|---|---|---|
| Grease build-up | Tenant | 100-250 EUR |
| Hair accumulation | Tenant | 80-150 EUR |
| Foreign objects | Tenant | 100-300 EUR |
| Tree roots | Landlord | 200-500 EUR |
| Pipe deterioration | Landlord | 300-1000+ EUR |
| Design defect (insufficient slope) | Landlord | Variable |
Common causes of blockages
Tenant-caused blockages:
- Cooking grease poured down the sink
- Hair in shower/bath drains
- Wet wipes or sanitary products flushed down the toilet
- Food scraps in the kitchen drain
- Small objects dropped into drains
Landlord-caused blockages:
- Tree roots growing into pipes
- Corroded or collapsed pipes (age-related)
- Insufficient pipe diameter or slope (design defect)
- Build-up from previous tenants (if the property was not properly maintained between tenancies)
Always ask the plumber for a written report specifying the cause of the blockage. This document is essential for determining responsibility and serves as evidence in case of dispute.
In case of dispute
If landlord and tenant disagree on who should pay:
- Review the plumber’s report: the cause determines responsibility
- Check the lease: some leases include specific drain maintenance provisions
- Consider the property’s age: very old pipes are more likely to be the landlord’s issue
- Attempt conciliation at the justice of the peace (free)
- File a claim if conciliation fails
Regional specifics
Brussels-Capital Region
The Ordinance of 27 July 2017 follows the general Civil Code rules on repair allocation.
Wallonia
The Decree of 15 March 2018 applies the same framework.
Flanders
The Flemish Housing Rental Decree of 9 November 2018 confirms the distinction between tenant and landlord repairs.
Civil Code, articles 1754-1755 (tenant repairs). Civil Code, articles 1719-1720 (landlord obligations).