Smart meter and renting in Belgium
Smart meters in rental properties in Belgium: impact, obligations and benefits.
Smart meter rollout in Belgium
The smart meter (digital meter) is progressively replacing old electricity and gas meters in Belgium. The rollout schedule varies by region:
| Region | Main DSO | Timeline | Coverage target |
|---|---|---|---|
| Flanders | Fluvius | 2019 - 2029 | 80 % of households by 2029 |
| Brussels | Sibelga | 2023 - 2030 | Progressive rollout |
| Wallonia | ORES, RESA | 2023 - 2034 | 80 % of households by 2034 |
In Flanders, the rollout is the most advanced. Every meter replaced during a move, renovation or technical fault is systematically replaced by a smart meter. Properties with a poor EPC are prioritised.
The smart meter measures consumption in real time (per quarter-hour) and communicates data to the distribution system operator remotely. No more physical readings or estimates.
Obligations in letting
For the landlord
The landlord has no steps to take for installation. The DSO contacts the occupant (tenant) directly to schedule replacement. However, if the meter is in a common area or technical room only accessible to the landlord, they must facilitate access.
The landlord should record the meter type in the inventory of fixtures. If the property has a smart meter, the exact reading at entry is automatic and indisputable.
For the tenant
The tenant cannot refuse installation. They must facilitate access for the DSO technician. In return, they benefit from precise consumption monitoring and avoid surprise charge adjustments.
Advantages for the landlord
The smart meter simplifies rental management on several levels:
Automatic reading at entry and exit. No more disputes over meter readings. The reading is timestamped and indisputable, which secures the inventory of fixtures and the final charge settlement.
Consumption monitoring between tenants. During vacancy, the landlord can verify that no abnormal consumption is recorded (leak, unauthorised occupation).
Dynamic tariff. Tenants with a smart meter can opt for a variable tariff (capacity-based in Flanders), potentially more advantageous. Lower charges make the property more attractive.
Solar injection. If the property has solar panels, the smart meter measures injection and consumption separately. The tenant benefits from self-consumption, which adds value to the property.
Impact on charge settlement
| Aspect | Old meter | Smart meter |
|---|---|---|
| Reading | Annual (estimates in between) | Automatic (quarter-hourly) |
| Precision | Rounded index | Exact to the kWh |
| Adjustment | Annual, often with variance | Monthly possible |
| Tenant change | Manual reading to arrange | Automatic timestamped reading |
| Disputes | Frequent (estimates) | Almost non-existent |
Record the EAN number (unique meter identifier) in the lease and inventory of fixtures. This number allows the tenant to subscribe to an energy contract and the landlord to track transfers between suppliers.
In practice: what the landlord needs to know
The smart meter does not change your landlord obligations, but it simplifies their execution:
- Mention the meter type in the listing and lease — it is a letting argument
- Record the EAN number in the entry and exit inventory of fixtures
- Facilitate access if the DSO schedules an installation or replacement
- Do not access tenant consumption data without their written consent — this is personal data protected by GDPR
If you manage multiple properties, a rental management software centralises EAN numbers, meter readings and charge settlements for each property.