Heating in rental property: types and obligations
Heating in a rental property: what obligations for landlord and tenant?
Heating types in rental properties
The choice of heating system directly impacts the EPC score, the tenant’s charges and the property’s rental value. The most common systems in Belgian rental dwellings are:
| Type | Energy | EPC score | Average annual cost (80 sqm apt.) |
|---|---|---|---|
| Condensing gas boiler | Natural gas | B - D | EUR 1,200 - 1,600 |
| Oil boiler | Heating oil | D - F | EUR 1,500 - 2,200 |
| Air-water heat pump | Electricity | A - C | EUR 800 - 1,200 |
| Electric convectors | Electricity | E - G | EUR 2,000 - 3,500 |
| Pellet stove | Wood | C - E | EUR 900 - 1,400 |
The choice lies exclusively with the landlord. A property equipped with a heat pump will achieve a better EPC score and let more easily, especially since the introduction of minimum scores by region.
Legal obligations of the landlord
The landlord must provide a dwelling that meets regional quality standards. Regarding heating, this means:
- A fixed heating system functioning in every habitable room
- A compliant installation meeting safety standards (gas inspection, flue evacuation)
- An electrical compliance certificate if electric heating
- A periodic inspection certificate for the boiler (gas or oil)
The lease must specify the type of heating installed. If common heating costs are shared (collective heating), the allocation must appear in the contract.
Maintenance: who pays what
The allocation of heating maintenance costs is a frequent source of disputes in lettings:
| Intervention | Charged to | Note |
|---|---|---|
| Annual boiler service | Tenant | Mandatory in Wallonia and Brussels |
| Burner replacement | Landlord | Major wearing part |
| Boiler replacement | Landlord | Structural investment |
| Radiator bleeding | Tenant | Routine maintenance |
| Thermostat replacement | Landlord | Property equipment |
| Descaling | Tenant | Routine maintenance |
| System flushing | Landlord | Major intervention |
Annual boiler maintenance is mandatory: every 2 years for gas in Brussels, annually for oil in all three regions. The tenant must keep the certificate and provide it to the landlord on request.
Impact of heating on the EPC score
The heating system represents 30 to 50 % of a dwelling’s EPC score. It is often the most effective lever for improving mediocre energy performance.
Replacing an old oil boiler with a condensing gas boiler can gain 1 to 2 EPC levels. Switching to a heat pump offers an even greater gain, but the investment is heavier.
For landlords of E, F or G-rated properties, heating replacement is often the second priority after roof insulation. Regional grants (Renolution in Brussels, Habitation in Wallonia, Mijn VerbouwPremie in Flanders) cover part of the cost.
When to replace the heating system
Replacement is necessary in the following situations:
- The boiler is over 20 years old: efficiency drops significantly, breakdowns multiply and spare parts become rare
- The EPC score is held back by heating: if insulation is adequate but the EPC remains poor, heating is likely the limiting factor
- A regional ban is approaching: properties with oil boilers will be progressively penalised
- Charges are excessive: a tenant paying over EUR 200/month in heating for a standard apartment will leave the property
Plan the replacement between tenants to minimise disruption. Take advantage of the lease change to adjust the rent reflecting the energy improvement and charge savings for the future tenant.
A rental management software allows you to schedule periodic maintenance and store inspection certificates.