Inventory and holes in walls
Inventory and holes in walls
What Belgian law says about holes in walls
Holes in walls — wall plugs, screws, nails — are among the tenant’s repairs in Belgium. Article 1754 of the Civil Code lists the minor maintenance repairs the tenant must carry out, and filling holes is one of them.
At the end of the lease, during the move-out property inventory, unfilled holes will be compared with the move-in inventory. If holes are present at move-out but absent at move-in, the landlord may request they be filled or deduct an amount from the rental deposit.
However, Belgian case law accepts that a certain number of holes falls within normal use of the property. Hanging pictures, shelves or a mirror is a common domestic activity that does not constitute damage.
What tolerance for holes?
The law does not set a maximum number. The Justice of the Peace assesses on a case-by-case basis considering:
| Criterion | Normal use | Excessive use |
|---|---|---|
| Number of holes | A few per room | Dozens of holes close together |
| Size | Wall plug holes (6-8 mm) | Large holes (> 15 mm) |
| Location | Load-bearing walls, at height | Ceiling, tiles, door frames |
| Distribution | Evenly spaced | Concentrated on a small area |
A tenant who hung 2 to 3 frames per room with standard wall plugs is within the norm. A tenant who drilled dozens of holes to fix heavy shelves will need to fill them and, in some cases, repair the plaster in depth.
No-drill fixings (adhesive strips, self-adhesive hooks) avoid the issue of holes entirely. They are suitable for lightweight objects (frames, small decorations).
How to fill holes correctly
The tenant must fill holes neatly but is not required to achieve a professional result. Here is the method:
- Remove the wall plug by unscrewing or pulling it out with pliers
- Dust the hole with a dry brush
- Apply filler with a spatula, smoothing the surface
- Allow to dry as per the product instructions (usually 2 to 4 hours)
- Sand lightly with fine sandpaper (120-180 grit)
The material cost is minimal: a tub of filler costs between EUR 5 and 15 and is enough for around ten holes. If the tenant prefers not to do it themselves, a professional will charge between EUR 80 and 200 to fill and repaint the affected areas.
Disputes and impact on the rental deposit
What the landlord may claim
The landlord may deduct from the deposit:
- The cost of filling unfilled holes
- The cost of repainting the filled areas (if necessary)
- All with a wear and tear deduction on the existing paint
What the landlord may NOT claim
- Full repainting of the entire room for a few filled holes
- Replacement of an entire wall section for wall plug holes
- An amount disproportionate to the actual repair cost
In case of disagreement, the Justice of the Peace will decide based on both inventories and the quotes presented.
Practical advice
- Note existing holes in the move-in inventory — each hole already present is one fewer to fill at move-out
- Fill holes before the move-out inventory — it is less costly than a deduction from the deposit
- Favour no-drill fixings for lightweight objects
- Keep the landlord’s written agreement if you drill for heavy fixings (shelf, TV bracket)
For a lease clarifying the tenant’s repair obligations, use our online lease generator. Also see our guides on painting and tenant repairs at move-out.