In Belgium

Major maintenance (gros entretien / grote herstellingen) refers to substantial repair and renovation works that are the landlord’s responsibility under Belgian law. The distinction with minor maintenance (tenant’s responsibility) is one of the most frequent sources of disputes.

Landlord’s responsibility (major maintenance):

  • Roof repairs and replacement
  • Boiler/heating system replacement (not annual servicing)
  • Facade renovation
  • Structural repairs (walls, foundations, load-bearing elements)
  • Plumbing system replacement (not individual tap repairs)
  • Electrical system upgrade
  • Window and frame replacement
i
Good to know
If major works make the property partly uninhabitable for more than 40 days, the tenant can request a proportional rent reduction for the affected period. If the property becomes fully uninhabitable, the tenant can request lease termination.

Practical example

The boiler in a rental apartment in Liege breaks down after 18 years. Replacement cost: 4,500 EUR. This is the landlord’s responsibility (major maintenance). The landlord cannot charge the tenant. If the boiler had simply needed its annual service (180 EUR), that would be minor maintenance at the tenant’s expense.