Modifying a rental property without authorisation
Consequences of modifying a rental property without the landlord's authorisation in Belgium. Rights, penalties and restoration.
- 01 What is permitted or not
- 02 Consequences
- 03 Restoration
- 04 Prevention
What is permitted or not without consent
The tenant may make minor decorating changes without prior authorisation, but any significant modification requires written consent from the landlord.
Classification
| Modification | Authorisation required |
|---|---|
| Neutral colour paint | No |
| Bright colour paint | Recommended |
| Plug holes (reasonable number) | No |
| Wall-mounted shelves | No (if reasonable) |
| Removing a partition wall | Yes |
| Replacing tiles | Yes |
| Installing a kitchen | Yes |
| Modifying installations (electricity, plumbing) | Yes |
The principle is simple: anything that modifies the substance of the property or cannot be easily restored requires the landlord’s consent. For general rules, see our guide on the lease and contract.
Consequences of an unauthorised modification
For the tenant
| Consequence | Application |
|---|---|
| Formal notice to restore | Registered letter |
| Deduction from the rental deposit | End of lease |
| Damages | If property value decreases |
| Lease termination | Serious cases only |
For the landlord
If the landlord discovers unauthorised modifications, they may:
- Send a formal notice demanding restoration
- Set a reasonable deadline (1-3 months)
- If the tenant refuses, refer to the justice of the peace
- At the end of the lease, deduct costs from the rental deposit
Restoration at the end of the lease
Principle
Unless otherwise agreed, the tenant must return the dwelling in the condition described in the entry property inventory, subject to normal wear and tear.
Cost assessment
| Unauthorised modification | Indicative restoration cost |
|---|---|
| Repainting walls | 10-20 EUR/m2 |
| Filling holes | 5-15 EUR/hole |
| Replacing tiles | 40-80 EUR/m2 |
| Rebuilding a partition wall | 500-2,000 EUR |
| Kitchen restoration | 2,000-5,000 EUR |
Exception: added value
If the modification adds value to the property (modern kitchen, refurbished bathroom), the landlord may choose to keep it. In that case, the tenant is not required to restore the original state.
To avoid any dispute, always request written consent from the landlord before any modification, even minor ones. Specify who pays and what happens at the end of the lease.
Preventing conflicts
For the tenant
- Request written consent before any modification
- Keep photos of the original condition
- Keep invoices for works carried out
- Budget for restoration at the end of the lease
For the landlord
- Include a modification clause in the lease
- Carry out a very detailed entry inventory with photos
- Plan periodic visits (with the tenant’s consent)
- React quickly if you discover unauthorised modifications
See our guides on tenant’s rights and obligations and landlord’s obligations.