Works in a rental property in Belgium: complete guide
Complete guide to works in a rental property in Belgium. Landlord/tenant allocation, authorisations, costs and procedure.
General allocation of works
Belgian law distinguishes three categories of works in a rental property:
| Category | Responsible party | Examples |
|---|---|---|
| Major repairs | Landlord | Roof, boiler, facade, pipes |
| Tenant repairs | Tenant | Sealants, light bulbs, unclogging, maintenance |
| Improvements | Whoever takes the initiative | New kitchen, insulation, air conditioning |
The principle is set out in the Civil Code (art. 1719-1720): the landlord delivers a dwelling in good condition and carries out major repairs. The tenant maintains the dwelling on a day-to-day basis.
For the detailed list, see our guide on tenant repairs.
Works during the lease
Urgent works
The tenant must tolerate urgent works even if they cause inconvenience (art. 1724 of the Civil Code). The landlord must intervene within a reasonable timeframe:
| Urgency | Response time |
|---|---|
| Gas leak, short circuit | Immediate |
| Water leak, roof | 24-48 hours |
| Boiler breakdown (winter) | 48-72 hours |
| Non-urgent repair | 1-4 weeks |
Works lasting more than 40 days
If the works last more than 40 days, the tenant may:
- Request a proportional rent reduction
- Request termination of the lease if the dwelling becomes uninhabitable
Works at the end of the lease
The landlord may not begin renovation works before the tenant’s departure, unless the tenant agrees.
Required permits
For the landlord
| Works | Tenant consent | Notice period |
|---|---|---|
| Urgent | No | Not required |
| Preservation of property | No | Reasonable |
| Improvement | Yes | To be agreed |
| Expert visit | Yes | 24-48 hours |
For the tenant
| Works | Landlord consent |
|---|---|
| Tenant repairs | No |
| Reversible furnishing (furniture) | No |
| Modification of the dwelling | Yes (in writing) |
| Fixed installation (kitchen, bathroom) | Yes (in writing) |
For modifications without authorisation, see our guide on unauthorised modifications.
In case of dispute
The landlord refuses to repair
- Report the problem by registered letter
- Set a reasonable deadline
- In case of emergency: have repairs done and request reimbursement
- Refer to the justice of the peace
The tenant refuses the works
- Remind the tenant of the legal obligation to tolerate urgent repairs
- Propose a reasonable schedule
- Offer a rent reduction if the inconvenience is significant
- In case of deadlock, refer to the justice of the peace
Prevention
The best prevention is a clear lease and a detailed property inventory. Also see our guide on the rental deposit.