Rent increase between tenants in Belgium
Can the landlord freely increase the rent between tenants in Belgium? Rules by region, limits, and the reference grid.
Rules by region
| Region | Freedom to set rent | Limit |
|---|---|---|
| Wallonia | Free | No legal limit |
| Flanders | Free | No legal limit |
| Brussels | Free in principle | Indicative grid (challenge if > 20%) |
Between two leases, the landlord sets the rent as desired in a new lease. This is the ideal moment to adapt the rent to the market, unlike an increase during the lease which is strictly regulated.
Factors justifying an increase
| Factor | Impact | Justification |
|---|---|---|
| Market evolution | 2-5%/year | Comparables in the neighbourhood |
| Improvement works | 5-15% | Invoices, before/after |
| EPC improvement | 5-12% | New EPC certificate |
| Catch-up indexation | Variable | If under-indexed during previous lease |
| Rent below market | Variable | Neighbourhood comparables |
How to evaluate the market
Check similar listings in the neighbourhood (Immoweb, Zimmo), the Brussels reference grid and the rental yield by city.
The specific case of Brussels
In Brussels, the indicative rent grid sets a reference rent by property type, neighbourhood and EPC. It is not binding but the tenant has a remedy:
| Situation | Tenant’s remedy |
|---|---|
| Rent < grid + 20% | None |
| Rent > grid + 20% | Application to judge (2 months after conclusion) |
| Rent > grid + 20% + works | Justification if recent works |
[!important] Legal point In Brussels, the landlord must mention the previous lease’s rent in the new lease. This obligation allows the tenant to compare and detect an abusive increase.
See our guide on the Brussels reference grid.
Setting the right rent between two tenants
Base your rent on the market (comparables), the condition of the property and the EPC. A justified and reasonable increase limits vacancy and disputes.
Create your new lease online and manage your properties with a rental management software.
Frequently asked questions
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In Wallonia and Flanders, yes: the rent is freely set between two leases. In Brussels, the rent is in principle free but the tenant can request a revision from the justice of the peace if the rent exceeds the indicative grid by more than 20%.
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Generally, an increase of 3 to 10% is reasonable if justified by the market or improvements. Beyond 15%, the landlord risks deterring applicants or facing a challenge (in Brussels).
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No, it is indicative. But the tenant can apply to the justice of the peace within 2 months of signing the lease if the rent exceeds the reference rent by more than 20%. The judge may then reduce the rent.