Wear and tear scale for property inventory in Belgium
Wear and tear scale for property inventory in Belgium
Depreciation principle
Depreciation represents normal wear and tear of a property due to time and daily use. Under Belgian law, the tenant is not responsible for depreciation.
Key distinction
| Type of wear | Responsible party | Example |
|---|---|---|
| Depreciation (normal wear) | Landlord | Yellowed paint, worn sealant |
| Abnormal damage | Tenant | Hole in wall, burn on floor |
| Hidden defect | Landlord | Structural infiltration |
| Lack of maintenance | Tenant | Mould due to lack of ventilation |
Belgian legal framework
In Belgium, there is no legally binding wear and tear scale. The justice of the peace assesses on a case-by-case basis. Using a scale agreed between the parties in the lease secures the relationship.
For the general framework, see our guide on the property inventory.
Reference scale by material
Floor coverings
| Material | Estimated lifespan | Annual depreciation rate |
|---|---|---|
| Solid parquet | 25 years | 4% |
| Laminate flooring | 15 years | 6.7% |
| Tiles | 30 years | 3.3% |
| Carpet | 7 years | 14.3% |
| Vinyl/lino | 10 years | 10% |
Walls and ceilings
| Element | Estimated lifespan | Annual depreciation rate |
|---|---|---|
| Paint | 7 years | 14.3% |
| Wallpaper | 7 years | 14.3% |
| Wall tiles | 25 years | 4% |
| Rendering | 15 years | 6.7% |
Equipment
| Equipment | Estimated lifespan | Annual depreciation rate |
|---|---|---|
| Boiler | 15 years | 6.7% |
| Water heater | 12 years | 8.3% |
| Taps/fixtures | 10 years | 10% |
| Roller shutters | 15 years | 6.7% |
| Intercom | 15 years | 6.7% |
| Appliances | 8 years | 12.5% |
Practical depreciation calculation
Formula
The residual value is calculated as follows:
Residual value = Replacement cost x (1 - (age / lifespan))
Practical example
Laminate flooring installed 10 years ago (lifespan 15 years), replacement cost EUR 3,000:
- Depreciation: 10/15 = 66.7%
- Residual value: 3,000 x (1 - 0.667) = EUR 1,000
- In case of abnormal damage, the tenant pays maximum EUR 1,000
Quick calculation table (laminate flooring, cost EUR 3,000)
| Age | Depreciation | Maximum tenant share |
|---|---|---|
| 2 years | 13% | EUR 2,600 |
| 5 years | 33% | EUR 2,000 |
| 10 years | 67% | EUR 1,000 |
| 15 years | 100% | EUR 0 |
Annex a wear and tear scale to the lease from the outset. This avoids discussions at the move-out inventory and gives both parties certainty. The justice of the peace will rely on this scale in case of dispute.
Application in practice
For the landlord
- Include a wear and tear scale as an annex to the lease
- Photograph and date each element at move-in
- Note the age of materials in the move-in inventory
- Apply the scale fairly at move-out
For the tenant
- Check the age of materials at move-in (ask for invoices)
- Photograph everything at move-in and move-out
- Contest if depreciation is not taken into account at move-out
- In case of dispute, apply to the justice of the peace
To contest a move-out inventory, see our dedicated guide. Manage your inventories with a rental management software.