What works can a tenant do without landlord consent?
What works can a tenant carry out without landlord consent in Belgium?
Works permitted without consent
The tenant can carry out certain works without the landlord’s authorisation, provided they are reversible and do not alter the substance of the property.
| Permitted works | Condition |
|---|---|
| Painting in a neutral colour | Restore if requested |
| Nail holes (reasonable number) | Fill in at the end of the lease |
| Removable shelving | Remove at the end of the lease |
| Changing curtains | Return the originals |
| Replacing light bulbs | Same or equivalent |
| Changing the lock | Provide a copy to the landlord |
| Installing furniture | Remove at the end of the lease |
For the list of tenant repairs, see our guide on rental repairs.
Works requiring the landlord’s consent
| Works | Reason |
|---|---|
| Knocking down a partition wall | Alters the structure |
| Changing tiles or parquet | Alters the property |
| Installing a fitted kitchen | Major modification |
| Modifying the electrical installation | Safety |
| Modifying the plumbing | Safety |
| Installing fixed air conditioning | Alters the property |
| Painting the facade or window frames | External part |
The landlord’s consent must be in writing and specify:
- The nature of the works
- Who pays
- What happens to the improvements at the end of the lease
For modifications without authorisation, see our guide on unauthorised property modifications.
Emergencies
The tenant can act alone in case of
- Gas leak: turn off the gas and call emergency services
- Burst pipe: turn off the water and call a plumber
- Dangerous short circuit: turn off the electricity and call an electrician
- Forced lock: change the lock immediately
Procedure
- Secure the property
- Notify the landlord (phone + written)
- Call a professional if absolute emergency
- Document the intervention (photographs, invoices)
- Request reimbursement from the landlord
For rules on emergency works, see our guide on emergency works in rental properties.
At the end of the lease
Restoring the property
The tenant must return the property in the condition of the move-in inventory, normal wear and tear excluded.
| Works carried out | End-of-lease obligation |
|---|---|
| Neutral paint | None if in acceptable condition |
| Bright-coloured paint | Repaint in neutral |
| Nail holes | Fill in |
| Fixed shelving | Remove and fill |
| Authorised modification | Per written agreement |
| Unauthorised modification | Mandatory restoration |
Depreciation
Deductions from the rental deposit must account for depreciation. The landlord cannot demand a new condition if the property already showed wear.
See our guides on tenant rights and landlord obligations.