In Belgium

Eviction (expulsion / uithuiszetting) is the ultimate legal remedy when a tenant seriously breaches their obligations. Only the justice of the peace can order an eviction — a landlord can never evict a tenant through self-help.

Grounds for eviction: persistent rent arrears, serious damage to the property, illegal use, serious nuisance to neighbours.

How it works

Procedure. Formal notice > filing with the justice of the peace > hearing > judgment > eviction order > enforcement by bailiff.

Timeline. Typically 3 to 6 months. The judge grants the tenant a notice period (usually 1 month) to vacate.

Winter truce. In Brussels, evictions are suspended from 1 November to 15 March.

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Good to know
A landlord who changes the locks, cuts off utilities or removes belongings without a court order commits an offence. The tenant can call the police and seek damages, even if they owe rent.

Practical example

A tenant in Brussels accumulates 4 months’ rent arrears. The landlord sends a formal notice, files in September. The judgment orders eviction by November. The Brussels winter truce suspends enforcement until March. Total time without rent: approximately 10 months.

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Warning
The eviction procedure is costly: lost rent, court fees, bailiff fees, potential lawyer fees, and storage of abandoned belongings. Prevention (tenant screening, early reminders) is far more cost-effective.