Disabled tenant: dwelling adaptations in Belgium
Your tenant has a disability and requests dwelling adaptations. Landlord's obligations, available grants and rights in Belgium.
Legal framework: the anti-discrimination law
The law of 10 May 2007 aimed at combating certain forms of discrimination applies to housing. It requires the landlord to accept reasonable adjustments for persons with a disability.
Refusal of a reasonable adjustment constitutes discrimination punishable by sanctions (damages, fine). However, the adjustment is only “reasonable” if it strikes a balance between the tenant’s needs and the landlord’s constraints.
| Reasonableness criterion | Assessment |
|---|---|
| Cost of the adaptation | Proportional to the property value |
| Technical feasibility | Possible without degrading the structure |
| Reversibility | Possibility of returning to the original state |
| Remaining lease duration | The longer the remaining term, the more reasonable |
| Available aid | If aid covers the cost, more reasonable |
| Benefit for the tenant | Proportion between cost and improvement in quality of life |
The landlord must accept the adaptation but is generally not obliged to pay for it. It is the tenant (with regional aid) who funds it. The landlord must simply not oppose it if the adjustment is reasonable.
Examples of reasonable adjustments
Generally considered reasonable
| Adaptation | Average cost | Reversible |
|---|---|---|
| Support bars (bathroom) | 200-500 EUR | Yes |
| Removable access ramp | 500-2,000 EUR | Yes |
| Bathtub replaced by shower | 2,000-5,000 EUR | No (but adds value to the property) |
| Door widening | 1,000-3,000 EUR | With difficulty |
| Raised toilet | 200-400 EUR | Yes |
Potentially unreasonable (depending on context)
| Adaptation | Cost | Possible reason for refusal |
|---|---|---|
| Lift installation | 20,000-50,000 EUR | Disproportionate cost |
| Structural modification | Variable | Risk to the building |
| Common-area adaptation without general assembly approval | Variable | Requires co-ownership agreement |
In a co-ownership
Adaptations in common areas (entrance ramp, lift) require approval from the general assembly. The co-ownership’s refusal may constitute discrimination if the adjustment is reasonable.
Financial aid by Region
| Region | Organisation | Aid |
|---|---|---|
| Wallonia | AVIQ (Walloon Agency for Quality of Life) | Housing adaptation grant |
| Brussels | Phare / Iriscare | Technical and financial support |
| Flanders | VAPH (Flemish Agency for Persons with a Disability) | Personal assistance budget |
Procedure (Wallonia example - AVIQ)
- Application to AVIQ
- Assessment of disability and needs
- Works quotation from a contractor
- Approval from AVIQ and the landlord
- Works carried out
- Partial reimbursement by AVIQ
Aid generally covers 40 to 80% of the adaptation cost. Processing times are 3 to 12 months.
For tax details, see our guide on works tax relief.
Impact on the lease
Adaptation clause
The lease can include a clause on adaptations:
- Prior authorisation from the landlord (mandatory but cannot be refused if reasonable)
- Conditions for carrying out the work (qualified professional)
- Fate of adaptations at the end of the lease (keeping or restoring to original state)
- Cost allocation
At the end of the lease
If the lease provides nothing:
- The tenant may be required to restore the dwelling to its original condition
- In practice, adaptations that add value to the property (shower, permanent ramp) are often kept
- Negotiate a written agreement before the works to avoid disputes
Assistance animals
The landlord can never refuse an assistance dog or a prescribed therapeutic animal, even if the lease prohibits pets.
To create a lease incorporating reasonable adjustments, use our online lease generator. For other cases, see our case studies.