Change of landlord during a lease: what to do
Your landlord is selling the property you rent? Tenant's rights, lease transfer, new rental deposit and obligations of the new landlord in Belgium.
- 01 The situation
- 02 Your rights
- 03 Practical steps
- 04 Advice
Change of landlord: Thomas’s situation
Thomas has been renting a 2-bedroom apartment in Ixelles for 3 years. His 3-6-9 lease is registered at the FPS Finance. The landlord tells him the property is being sold to an investor.
Thomas is worried: can he stay? Will the new landlord increase the rent? Does he have to sign a new lease?
The answer is simple: nothing changes for Thomas. His registered lease protects him fully. The new landlord takes over the lease under the same conditions.
For the legal details of lease transfer upon sale, see our dedicated guide.
Your rights as a tenant
Registered lease
| Right | Guaranteed |
|---|---|
| Stay in the dwelling | Yes |
| Same rent | Yes (+ normal indexation) |
| Same lease conditions | Yes |
| Refuse a new lease | Yes |
| Rental deposit protected | Yes |
| Same notice periods | Yes |
The new landlord can only give notice at the deadlines and for the grounds provided by law:
- Personal occupation: 6-month notice period, at any time
- Major works: 6-month notice period, at triennial deadlines
- Without grounds: 6-month notice period, at triennial deadlines, with indemnity
Unregistered lease
If the lease is not registered, the situation is much more precarious. The new landlord can terminate the lease with 3 months’ notice without grounds or indemnity. This is why registration is crucial.
You can check if your lease is registered via MyMinfin (FPS Finance). If not, you can do it yourself for free by presenting your copy of the lease at the registration office.
Practical steps
Upon notification of the sale
- Check the registration of your lease (MyMinfin or FPS office)
- If not registered: do it immediately (free)
- Keep your copy of the lease and payment evidence
- Do not sign anything: no new lease, no amendment, no termination
After the sale
- Wait for notification from the new landlord (letter or registered letter)
- Note the new bank details for rent payment
- Pay the new landlord from notification
- Request proof of the rental deposit transfer
If the new landlord insists on modifying the lease
Politely refuse in writing. The lease is enforceable against the new landlord without modification. If they insist, consult a legal professional or refer to the justice of the peace.
To send a formal notice if necessary, use our registered letter service.
Advice
For the tenant
- Register your lease if not already done — this is your best protection
- Document everything: keep payment evidence, correspondence exchanged
- Do not give in to pressure: the new landlord cannot force you to leave
- Consult a legal professional if the new landlord threatens eviction
For the new landlord
- Respect the existing lease — you have no choice if it is registered
- Recover the rental deposit from the seller
- Inform the tenant of your details as soon as possible
- Use a rental management software to take over the lease tracking
To create your own compliant leases, use our online lease generator. For other specific situations, see our case studies.