Can you rent a property during renovation in Belgium
Renting a property undergoing renovation in Belgium: conditions, landlord's obligations, tenant's rights, impact on the rent and legal risks.
Legal conditions for letting during works
Letting a property partially under renovation is legal in Belgium under strict conditions:
- The rented portion must be compliant with standards: electricity, EPC, smoke detectors, minimum surface area, ventilation
- The tenant’s safety must not be compromised by the ongoing works
- Access to the rented portion must be independent of the construction site
- The lease must clearly delineate the rented spaces and the spaces under renovation
Bruno can rent the ground floor because it is compliant (up-to-standard electricity, EPC C, smoke detectors). The floor under renovation must be physically separated and inaccessible to the tenant.
The areas under renovation must be physically separated from the rented portion (locked door, access prohibited). The tenant must never have access to the construction site (liability in case of accident).
The adapted lease
The lease must contain specific clauses:
Description of the rented property
| Element | Mandatory mention |
|---|---|
| Rented area | In m2, with floor plan |
| Private spaces | Bedroom(s), kitchen, bathroom |
| Common spaces | Hall, entrance |
| Spaces under renovation | Floor (access prohibited) |
| Outdoor spaces | Garden, parking (if applicable) |
Specific clauses
- Works clause: description of planned works, schedule, hours
- Nuisance clause: landlord’s commitment to limit nuisance (hours, protection)
- Review clause: the rent will be adjusted upwards when the works are completed and the spaces accessible
- Exit clause: possibility for the tenant to terminate if the nuisance becomes excessive
Rent
The rent must reflect the actually rented area, not the total area of the property. A property of 120 m2 of which 70 m2 are rented and 50 m2 under renovation: the rent is based on 70 m2.
To create a lease with these clauses, use our online lease generator.
Managing construction nuisance
Landlord’s obligations
- Inform the tenant of the works schedule
- Limit the hours: generally 7am-6pm on weekdays, 9am-12pm on Saturdays, nothing on Sundays
- Protect the dwelling: tarpaulins, locked doors, regular cleaning of common areas
- Ensure safety: construction site access prohibited to the tenant, protection against dust and debris
Tenant’s rights
If the nuisance is excessive, the tenant can request:
- A temporary rent reduction (proportional to the loss of enjoyment)
- Temporary rehousing if the dwelling becomes uninhabitable (at the landlord’s expense)
- Lease termination if the nuisance exceeds what was agreed
What is considered “excessive”
| Nuisance | Acceptable | Excessive |
|---|---|---|
| Construction noise (7am-6pm) | Yes | No |
| Noise after 6pm or on Sundays | No | Yes |
| Water cut < 4h | Yes | No |
| Water cut > 24h | No | Yes |
| Occasional dust | Yes | No |
| Permanent dust | No | Yes |
See our guide on works and maintenance in rentals.
Practical advice
For the landlord
- Assess feasibility: are the works compatible with letting?
- Offer an attractive rent: the discount compensates for the nuisance
- Document everything: works schedule, hours, commitments
- Insure yourself: your landlord insurance must cover the property during works + letting
- Respect the timelines: finish the works within the announced schedule
For the tenant
- Visit the property before signing to assess the construction site
- Negotiate a reduced rent for the duration of the works
- Require a written schedule with expected completion date
- Check that the rented portion is compliant (EPC, electricity, detectors)
A rental management software tracks works progress and exchanges with the tenant. For other specific cases, see our case studies.