Inventory and painting: who pays?
Inventory and painting: who pays?
Paint in the property inventory: general principle
The paint question is one of the most frequent disputes during the move-out property inventory in Belgium. Must the tenant repaint before leaving? The answer depends on the comparison between the move-in and move-out condition, and the concept of normal wear and tear.
The principle is as follows: the tenant returns the property in the condition described in the move-in inventory, subject to normal wear and tear. If the paint has simply faded over time, it is depreciation — the landlord cannot require anything. If the tenant damaged or modified the paint, they must restore it.
This principle applies in all three Belgian Regions (Brussels, Wallonia, Flanders) without significant distinction.
What is normal wear of paint?
Situations falling under normal wear
- Yellowing of white paint due to light and time
- Slight uniform fading across all walls
- Micro-cracks from plaster shrinkage (non-structural)
- Light marks from furniture placed against walls
Situations NOT falling under normal wear
- Stains from grease, food or tobacco (nicotine)
- Tape or glue marks that pulled off paint
- Graffiti or drawings on walls
- Painting not authorised by the landlord
The average lifespan of interior paint is estimated at 7 to 10 years. Beyond this, the paint is considered depreciated and its refreshing is at the landlord’s expense.
| Time since last painting | Normal condition | Payable by |
|---|---|---|
| Less than 3 years | Like new | Tenant if damaged |
| 3 to 7 years | Slight fading | Shared by depreciation |
| More than 7 years | Yellowing, fading | Landlord |
Non-standard paint colours
Without the landlord’s authorisation
If the tenant painted the walls in a bold colour (red, black, dark blue) without the landlord’s written consent, they must restore the walls to their original colour at their own expense before moving out. This generally involves:
- A covering undercoat (for dark colours)
- Two coats of paint in the original colour
- The total cost can range from EUR 15 to 30 per m2 using a professional painter
With the landlord’s authorisation
If the landlord gave written consent for the colour change, the restoration conditions depend on what was agreed. Where nothing was specified, the tenant is generally not required to repaint if the paint is in good condition.
Before painting in a non-standard colour, request written authorisation from the landlord specifying the exact colour and the restoration conditions at the end of the lease.
Cost allocation
As with all coverings, the depreciation principle applies. The tenant only pays the share corresponding to the remaining lifespan of the paint.
Example: paint applied 5 years ago (lifespan 10 years), damaged by the tenant. Repainting cost: EUR 2,000.
Tenant’s share: 2,000 x (5/10) = EUR 1,000
In case of disagreement, the Justice of the Peace will decide. The judge will rely on the move-in and move-out inventories, photos and quotes to determine each party’s share.
Practical advice
- Describe the paint condition precisely in the move-in inventory: colour, condition, defects
- Photograph the walls room by room at move-in and move-out
- Request written authorisation before any colour change
- If you must repaint at move-out, choose white or off-white — it is the most neutral colour
For a lease incorporating clauses on tenant works, use our online lease generator. Also see our guides on holes in walls and tenant repairs at move-out.