My property has been vacant for 6 months: what to do
Your property has been unoccupied for months in Belgium. Tax risks (vacant dwelling tax), insurance, deterioration and strategies to find a tenant.
- 01 Risks of vacancy
- 02 Empty property tax
- 03 Solutions
- 04 Prevention
The risks of a vacant dwelling
A dwelling left unoccupied for several months generates costs without income and exposes the landlord to several risks:
| Risk | Consequence |
|---|---|
| Loss of rent | 0 EUR income during the vacancy |
| Empty property tax | Up to 500 EUR/m of facade/year (Brussels) |
| Deterioration | Moisture, mould, frozen pipes in winter |
| Theft / squatting | Increased risk without human presence |
| Reduced insurance | Theft cover suspended after 60 days |
| Property tax | Due even without a tenant |
| Co-ownership charges | Due even without a tenant |
For Christiane, 8 months of vacancy at 800 EUR/month = 6,400 EUR in lost rent + potential empty property tax + charges.
Inform your landlord insurance provider of the prolonged vacancy. Some policies suspend theft cover after 60 days of vacancy. An endorsement may be necessary.
Empty property tax
Brussels
Ordinance of 30 April 2009: tax on dwellings unoccupied for more than 12 months.
| Year of vacancy | Amount |
|---|---|
| 1st year | 500 EUR per m of facade |
| 2nd year | 1,000 EUR per m of facade |
| 3rd year and following | 1,500 EUR per m of facade |
For an apartment with 5 m of facade: 2,500 EUR in the 1st year, 5,000 EUR in the 2nd.
Wallonia
Some Walloon municipalities apply a municipal tax on empty dwellings (variable amount).
Flanders
The leegstandsregister (empty property register) allows municipalities to apply a tax. Amounts vary by municipality (500 to 5,000 EUR/year).
How to prove occupation
- Registered lease agreement
- Domiciliation of a tenant
- Regular energy bills
- Water meter reading
Solutions to end the vacancy
1. Adjust the rent
Is the rent too high? Compare with similar listings in the area. A 5-10% adjustment can unblock the situation.
2. Improve the presentation
- Professional photos (lights on, wide angle)
- Detailed listing with floor plan and surface area
- Mention the EPC score (if good)
- Offer a virtual tour
3. Multiply the channels
Post on: Immoweb, Zimmo, Logic-Immo, Facebook Marketplace, student groups if studio, estate agencies.
4. Offer an incentive
- 1st month rent-free
- Cover the moving costs
- Internet included
- Rental deposit facilitated (instalment payment)
5. Renovate to attract
If the property is dated:
- A coat of paint (500-1,000 EUR) changes everything
- Modernising the kitchen (worktop, appliances) = major asset
- Improving the EPC (insulation, windows) = higher rent and indexation unblocked
See our guide on how to estimate the right rent.
Preventing rental vacancy
Before the tenant leaves
- Post the listing during the notice period (with the tenant’s agreement for viewings)
- Start viewings during the last 3 months of the notice period
- Sign the new lease before the end of the old one to avoid vacancy
Between tenants
- Schedule the works (painting, cleaning) immediately after departure
- Carry out the move-out property inventory on the day of departure and the move-in property inventory on the day of the new tenant’s arrival
- Target: 0 days of vacancy (this is achievable with good organisation)
Tools
- A rental management software alerts you of deadlines and helps you post listings
- The online lease generator produces a lease in minutes (no delay for signing)
For other situations, see our case studies.