Renovating a rental property in Belgium
Guide to renovating a rental property in Belgium. Cost allocation, authorisations, grants and impact on the lease and rent.
Legal framework for renovation in a rental
The renovation of a rented dwelling is governed by the Belgian Civil Code. Rights and obligations differ depending on whether the works are carried out by the landlord or the tenant.
Key principles
| Type of works | Initiative | Consent required |
|---|---|---|
| Urgent repairs | Landlord | No (tenant must tolerate) |
| Comfort renovation | Landlord | Tenant consent recommended |
| Improvement by the tenant | Tenant | Landlord consent mandatory |
| Compliance works | Landlord | No (legal obligation) |
For general rules, see our guide on the landlord’s obligations.
Renovation by the landlord
During the lease
The landlord may carry out works during the lease:
- Urgent works: the tenant must tolerate them (art. 1724 Civil Code)
- Comfort works: with the tenant’s consent
- Duration > 40 days: the tenant may request a rent reduction
Impact on the rent
After renovation, the landlord may request a rent revision:
- At the end of each three-year period of the 3-6-9 lease
- By mutual agreement with the tenant
- Via the justice of the peace in case of disagreement
- The increase must be proportional to the improvement
Impact on the EPC
Energy renovation works improve the EPC score and allow the landlord to maintain the right to index the rent without restriction.
Renovation by the tenant
Conditions
The tenant may carry out renovation works only with the written consent of the landlord. The agreement must specify:
- The exact nature of the works
- Who pays for materials and labour
- The fate of improvements at the end of the lease
- The quality of execution required
At the end of the lease
| Scenario | Consequence |
|---|---|
| Landlord keeps the improvements | No restoration required |
| Landlord requests restoration | Tenant restores the original state |
| Compensation agreement | Landlord compensates the tenant |
| Nothing agreed | Landlord keeps without compensation |
Without a written agreement, the landlord may require restoration at the tenant’s expense. Improvements not agreed upon remain the property of the landlord without compensation.
Funding and grants
Regional grants
Landlords benefit from grants for renovation:
| Region | Programme | Amount |
|---|---|---|
| Brussels | Renovation grants + Renolution | Up to 70% |
| Wallonia | Renovation grants + Habiter | Up to 60% |
| Flanders | Mijn VerbouwPremie | Variable |
See our detailed guides on grants in Brussels and Wallonia.
Tax deductibility
Renovation costs are partially deductible from rental income. See our guide on rental taxation.
Return on investment
Well-planned renovation increases property value, reduces vacancy and allows a rent revision. See our guide on property investment and rental management.