Conflict between building manager and tenant in Belgium
Conflict between the co-ownership building manager and your tenant in Belgium. Landlord's role, mediation, tenant's rights and resolution procedure.
- 01 The situation
- 02 Each party's role
- 03 Conflict resolution
- 04 Prevention
The conflict: Nadine’s situation
Nadine is an owner-landlord in a co-ownership in Ixelles. The building manager writes to her regularly to complain about her tenant:
- Bicycle stored in the entrance hall (prohibited by the regulations)
- Music after 10pm (neighbour complaints)
- Incorrect waste sorting
The tenant disputes the claims: the bicycle is temporary (no bicycle storage room), the music was a one-off, and the waste sorting is a collective issue.
Nadine is caught between two sides: the building manager threatens an internal fine, while the tenant threatens not to renew the lease if she “harasses” them.
In a co-ownership, the landlord is the sole contact for the building manager regarding issues related to their unit. The tenant has no direct relationship with the building manager. It is up to the landlord to manage the conflict.
Each party’s role
| Party | Role | Recourse |
|---|---|---|
| Building manager | Enforces the regulations, contacts the landlord | Internal penalty, general assembly, justice of the peace |
| Landlord | Relays to the tenant, enforces the lease | Formal notice, lease termination |
| Tenant | Complies with the lease and the co-ownership regulations | Contest through the landlord |
What the building manager can do
- Send letters to the landlord
- Propose a penalty at the general assembly
- Refer to the justice of the peace (against the landlord)
What the building manager cannot do
- Enter the tenant’s dwelling
- Contact the tenant directly regarding sanctions
- Terminate the lease (this is not their prerogative)
- Cut off water or electricity to the unit
For the rules of the lease in co-ownership, see our dedicated guide.
Conflict resolution
Step 1: Verify the facts
Before reacting, check the allegations:
- Do the regulations actually prohibit bicycles in the hall?
- Are the noise complaints documented (police reports)?
- Is the waste sorting problem specific to your tenant?
Step 2: Dialogue with the tenant
Contact the tenant in a neutral manner:
- Relay the building manager’s complaints
- Remind them of the rules in the regulations (which they received with the lease)
- Propose solutions (bicycle storage, noise hours)
Step 3: Negotiation with the building manager
Respond to the building manager:
- Acknowledge the justified points
- Challenge the unfounded points
- Propose a resolution plan with a deadline
Step 4: If the conflict persists
- Mediation: some municipalities offer a free mediation service
- Formal notice to the tenant by registered letter if the breaches are proven and repeated
- Justice of the peace: as a last resort, the landlord or the building manager can refer the matter to the judge
Prevention
Before letting
- Provide the tenant with extracts from the regulations before signing
- Include the co-ownership rules in an annex to the lease
- Check that the regulations do not prohibit letting (rare but possible)
In the lease
- Clause requiring compliance with co-ownership regulations
- Clause on noise nuisance (quiet hours)
- Clause on common areas (use, maintenance)
Communication
- Inform the tenant of general assembly decisions that affect them
- Be responsive to the building manager’s complaints (inaction worsens the conflict)
- Maintain open dialogue with both parties
A rental management software centralises exchanges with the building manager and the tenant. To create a lease with co-ownership clauses, use our online lease generator. For other cases, see our case studies.