Renting a property in a flood zone in Belgium: obligations
Can you rent a property in a flood zone in Belgium? Disclosure obligations, insurance, lease and landlord's liability in case of flooding.
Renting in a flood zone: the situation
The floods of July 2021 in Belgium affected more than 100,000 people and caused billions of euros in damage. Since then, flood risk maps have been updated and many properties have been reclassified as at-risk zones.
For Anne, a landlord in Pepinster, the question is concrete: can she rent her renovated house knowing that the property is in a medium flood risk zone? What are her obligations?
The answer is yes, she can rent. But she must comply with strict information obligations towards the prospective tenant.
| Flood risk zone | Definition | Letting permitted |
|---|---|---|
| Low | Exceptional flood (> 100 years) | Yes, information recommended |
| Medium | Significant flood (25-100 years) | Yes, information mandatory |
| High | Frequent flood (< 25 years) | Yes, information mandatory + measures |
Since 2018, rental listings must mention the flood risk zone situation in Wallonia. In Brussels and in Flanders, the information obligation exists through the general duty of pre-contractual good faith.
Landlord’s information obligations
In the listing
In Wallonia (Water Code, articles D.53 and following), the rental listing must mention the flood risk zone situation if the property is concerned. Failure to do so is sanctioned.
In the lease
The lease must contain a clause informing the tenant:
- Of the location in a flood risk zone (low, medium, high)
- Of existing protective measures (non-return valves, pump, raised flooring)
- Of instructions in case of a flood alert
- Of the known flood history
Before signing
The landlord must provide the prospective tenant with:
- The flood risk map (available at geoportail.wallonie.be)
- Information about the RAIN plan (municipal emergency plan)
- The contact details of the municipality’s alert service
The lessor’s information obligation covers this situation.
Insurance and flooding
Mandatory cover
Since the law of 17 September 2005, natural disasters (floods, overflows, mudslides) are mandatorily covered in multi-risk home insurance policies.
Surcharges
Insurers can apply surcharges for properties in at-risk zones:
| Flood risk zone | Average surcharge |
|---|---|
| Low | 0-10% |
| Medium | 15-30% |
| High | 30-50% (some insurers may even refuse) |
Rating bureau
If no insurer agrees to cover the property, the landlord or the tenant can refer to the Natural Disasters Rating Bureau which sets a mandatory rate.
The landlord’s PNO insurance must also cover the flood risk during vacancy periods.
Practical advice
For the landlord
- Invest in prevention: non-return valves, sump pump, ground-floor layout adjustments
- Mention the risk clearly in the lease — transparency protects you legally
- Offer an adjusted rent: a property in a flood zone rents for 5 to 15% less
- Document the protective measures taken (invoices, photos)
For the tenant
- Check the flood risk zone before signing at geoportail.wallonie.be or on your Region’s mapping
- Assess the insurance surcharge before committing
- Store valuables at height (not in the cellar or ground floor)
- Take out adequate contents insurance to cover your belongings
To create a lease with a flood zone information clause, use our online lease generator. For other specific situations, see our case studies.