Short-term lease in Belgium: complete guide
Everything about the short-term lease in Belgium (less than 3 years). Conditions, renewal, termination and differences with the 3-6-9 lease.
What is a short-term lease?
A short-term lease is a rental contract for a primary residence with a duration of 3 years or less. It is an exception to the 3-6-9 lease which is the norm in Belgium.
This type of lease is used in several situations:
- The landlord plans to recover the property in the short term (works, sale, personal occupation)
- The tenant has a temporary need (internship, professional assignment, separation)
- Both parties wish to test the rental relationship before committing for 9 years
The short-term lease must be in writing and explicitly mention the agreed duration. An oral lease or one without mention of duration is automatically considered a 9-year lease.
Conditions and limits
Duration
| Duration | Valid | Renewal possible |
|---|---|---|
| 1 year | Yes | Yes (max 3 years total) |
| 18 months | Yes | Yes (max 3 years total) |
| 2 years | Yes | Yes (1 renewal of 1 year max) |
| 3 years | Yes | No (already at maximum) |
| More than 3 years | No — reclassified as 9 years | - |
Renewal
The short-term lease may be renewed provided the total duration does not exceed 3 years. For example:
- 1-year lease renewable twice = 3 years total (valid)
- 2-year lease renewed once for 1 year = 3 years (valid)
- 2-year lease renewed once for 2 years = 4 years (invalid — becomes a 9-year lease)
The total duration (initial lease + renewals) must never exceed 3 years. Beyond that, the lease is automatically reclassified as a 9-year lease with all the protections that entails for the tenant.
Early termination
By the tenant
The tenant may terminate at any time with a 3-month notice period and a 1-month rent compensation. In Brussels since the 2026 reform, the notice period is reduced to 2 months.
By the landlord
The landlord cannot terminate a short-term lease before its expiry. This is an important protection for the tenant. Exceptions:
- Termination clause for serious breach (repeated non-payment, damage)
- Amicable agreement between the parties
This rigidity is the price of flexibility: the landlord chooses a short duration but must respect it fully.
To notify the termination, use a registered letter within the legal deadlines.
End of lease and renewal
If neither party acts
If the short-term lease expires and no one gives notice, it is tacitly renewed for an identical duration — provided the total does not exceed 3 years.
If the renewal would exceed 3 years, the lease is automatically converted into a 9-year lease, retroactively from the start date of the initial lease.
How to end the lease
To avoid renewal, the landlord or tenant must give notice at least 3 months before the expiry by registered letter or bailiff’s writ.
For the tacit renewal of the lease and its consequences, consult our dedicated guide.
Practical tips
- State the duration clearly in the lease: “This lease is concluded for a period of [X] months/years from [date]”
- Note the end date and set a calendar reminder 3 months beforehand
- Register the lease even if it is short-term (free and mandatory)
- Do not exceed 3 years total if you want to avoid reclassification as a 3-6-9 lease
To create a compliant short-term lease, use our online lease generator which automatically calculates deadlines and generates adapted duration clauses. For more on lease types, consult our guide on residential leases in Belgium.