Painting at end of lease: tenant obligation in Belgium
Must the tenant repaint at the end of the lease in Belgium? Normal wear, abnormal deterioration, lease clause and property inventory.
The legal principle
Under Belgian law, the tenant must return the dwelling in the condition described in the entry property inventory, subject to normal wear and tear. Normal wear is never the tenant’s responsibility.
What the law says
| Situation | Responsibility |
|---|---|
| Normal wear (discolouration, yellowing) | Nobody (wear and tear) |
| Abnormal deterioration (holes, stains, bright colour) | Tenant |
| Paint already old at entry | Landlord (wear and tear) |
| New paint at entry, deteriorated at exit | Tenant (in part) |
The entry property inventory is the absolute reference. Without a property inventory, the tenant is presumed to have received the dwelling in good condition.
Normal wear vs deterioration
Normal wear (not the tenant’s responsibility)
- Slight yellowing of white paint
- Discolouration due to sunlight
- Micro-cracks from building settlement
- Wear marks near light switches
Abnormal deterioration (the tenant’s responsibility)
- Grease, food or cigarette smoke stains
- Excessive nail/plug holes
- Bright colour paint not present at entry
- Animal scratches
- Torn wallpaper
Paint lifespan
| Paint type | Estimated lifespan |
|---|---|
| Interior wall paint | 7-10 years |
| Ceiling paint | 10-15 years |
| Woodwork paint | 5-8 years |
| Kitchen/bathroom paint | 5-7 years |
Calculating deductions
Wear and tear principle
The landlord cannot demand new paint if the existing paint was already several years old. The deduction is calculated proportionally.
Calculation example
If the paint was 3 years old at entry, the lease lasts 5 years, and the lifespan is 10 years:
- Total age of paint: 8 years / 10 years = 80% wear
- The tenant should only pay the remaining 20% if the deterioration is abnormal
| Repainting cost | Wear | Tenant’s charge |
|---|---|---|
| 2,000 EUR | 80% | 400 EUR maximum |
Without a detailed entry property inventory (with photos), the tenant is presumed to have received the dwelling in good condition. The property inventory protects both the tenant and the landlord.
Practical tips
For the tenant at the end of the lease
- Compare the current condition with the entry property inventory
- Fill plug holes (filler + sanding)
- Repaint if you applied bright colours
- Do not repaint if the wear is normal
- Clean the walls (stains, fingerprints)
For the landlord
- Carry out a very detailed entry property inventory with photos
- Note the approximate age of the paint
- Apply the wear and tear deduction in your claims
- Accept normal wear without deduction from the rental deposit
In case of disagreement, the justice of the peace will decide by comparing the two property inventories. Also see our guide on rights and obligations.