Furnished lease 2026: complete guide to furnished rental agreements in Belgium

Legal framework in Belgium

Since the regionalisation of 2014, furnished leases follow regional rules:

• Wallonia: decree of 15 March 2018.
• Brussels: ordinance of 27 July 2017.
• Flanders: Woninghuurdecreet 2019.

Unlike in France, Belgium has no entirely separate legal regime for furnished rentals. The furnished lease remains a standard primary residence lease, supplemented by a detailed inventory.

For certain temporary uses, it can be combined with a short-term lease or a mobility lease.

Who uses a furnished lease?

• Students (furnished rooms near universities).
• Expats (professional assignments, relocations).
• Young professionals (first job, moving to a new city).
• Temporary workers (internships, fixed-term contracts).
• People in transition (separation, pending sale).

For the landlord, a furnished lease can generate a rent that is 15 to 30% higher than an equivalent unfurnished lease.

Duration and renewal

The duration depends on the intended use:

• Furnished primary residence lease: 9 years by default, with triennial periods.
• Furnished short-term lease: ≤ 3 cumulative years.
• Furnished student lease: 12 months, renewable.

Beyond 3 cumulative years on a short-term basis, automatic reclassification to a 9-year lease applies.

Required furniture list

For a property to be considered furnished, it must have at a minimum:

• Complete bedding (bed, mattress, duvet, pillows).
• Table and chairs (dining).
• Storage (wardrobe, chest of drawers).
• Kitchen equipment (fridge, hob, oven or microwave, tableware).
• Washing machine (recommended).
• Desk and chair (especially for students).
• Curtains or blinds.

The appended inventory lists each item per room, with condition, brand and estimated value.

Property inspection and inventory

For a furnished lease, the property inspection includes two documents:

• Property condition report: walls, floors, ceilings, fixed installations.
• Furniture inventory: detailed list of furniture and appliances, with condition.

Both must be signed jointly at move-in. At move-out, a new inspection is compared with the move-in report.

Security deposit

The security deposit follows regional rules:

Blocked account in the tenant’s name. The refund takes place within 2 months after the move-out inspection, minus any deductions for furniture damage.

Rent and charges

The rent for a furnished lease generally includes:

• Rent excluding charges: rental of the property and furniture.
• Recoverable charges: water, heating, internet, common maintenance.
• Flat-rate charges: sometimes all-inclusive (energy included).

For a student room, payment is often monthly with flat-rate charges. For a standard lease, annual reconciliation applies.

Furnished shared housing

A furnished shared housing lease combines the rules of shared housing (pact, joint liability) with those of a furnished lease (inventory, furniture).

Common cases: student shared housing, young professional shared housing, expat shared housing. The rules are cumulative: mandatory pact in Wallonia, detailed furniture inventory, proportional deposit.

See: shared housing lease.

Termination and notice

By the tenant

• 3 months’ notice by registered letter.
• Decreasing compensation (3/2/1 months) for a 9-year lease.
• 2 or 3 months’ notice for a furnished student lease.

By the landlord

• 6 months’ notice at triennial periods.
• Legal grounds required (personal occupation, renovation).

End of the lease

At the end of the lease, the move-out inspection is conducted jointly. Furniture damage is deducted from the deposit based on the move-in inventory.

Types of furnished rentals

• Furnished primary residence rental: 9 years, triennial periods, standard.
• Furnished short-term rental: ≤ 3 years, pop-up, seasonal.
• Furnished student rental: 10–12 months academic year.
• Mobility lease: short professional assignments (developing in Belgium).

For a template: lease templates. To create a customised lease: create a lease online.