Satellite dish in co-ownership and tenant
Satellite dish in co-ownership and tenant
Rules for satellite dishes in co-ownership
Installing a satellite dish in a co-ownership is a frequent source of tension between tenants, landlords and building managers. In Belgium, the legal framework rests on the co-ownership regulations and the right to signal reception.
What the regulations generally provide
| Situation | Authorisation required |
|---|---|
| Dish on common area (roof, facade) | General assembly |
| Dish on visible private balcony | According to regulations |
| Indoor antenna (window) | None |
| Existing communal antenna | Not necessary |
The right to reception
European law recognises the right to receive audiovisual signals. A total ban without a communal alternative may be challenged, but the co-ownership regulations may impose aesthetic and technical conditions.
Installation procedure
Steps for the tenant
- Check the co-ownership regulations (request from the landlord)
- Obtain the landlord’s written agreement
- If common areas are affected: the landlord requests authorisation at the general assembly
- Use a professional installer
- Comply with aesthetic constraints (colour, location)
What the landlord must check
- Clauses in the regulations regarding external installations
- Impact on the facade and common areas
- Compliance with municipal planning rules
- Insurance coverage for potential damage
At the end of the lease
The tenant must remove the dish and restore the premises at the time of the inventory of fixtures. Restoration costs are at the tenant’s expense. To formalise this obligation, include a clause in the lease.
Alternatives to an individual antenna
Communal antenna
The co-ownership may install a communal antenna on the roof, decided at the general assembly. Costs are shared among the co-owners.
| Solution | Advantages | Disadvantages |
|---|---|---|
| Communal antenna | Aesthetic, shared costs | GA decision required |
| Cable (TV distribution) | No visible antenna | Monthly subscription |
| IPTV (internet) | No installation | Internet connection required |
| Indoor antenna | No authorisation | Limited signal |
Fibre optic and IPTV
With the expansion of fibre in Belgium, IPTV offers an alternative that requires no external installation and no co-ownership authorisation.
Practical advice
- Consult the co-ownership regulations before any installation
- Favour solutions with no impact on common areas
- Document the inventory of fixtures with photos before and after installation
- Plan for restoration costs at the end of the lease
For questions about co-ownership charges related to the communal antenna, allocation follows the shares. See also our guide on cellars and attics in co-ownership for other questions on use of common areas.