Contract content: what changes
Furnished and unfurnished leases share a common base (party identification, property description, rent, duration), but the furnished lease includes additional clauses:
Specific to the furnished lease:
- Statement that the property is let furnished.
- Detailed inventory of the furniture and equipment provided, as an annex.
- Furniture maintenance clauses: allocation of responsibilities between landlord and tenant.
- Replacement clause: who replaces a defective piece of furniture or appliance (normal wear vs tenant damage).
- Insurance clause: obligation for the tenant to cover the landlord’s furniture in their home insurance policy.
- Return clause: conditions for returning the furniture at the end of the lease.
Unfurnished lease:
- No furniture inventory.
- The tenant provides their own furniture.
- Maintenance clauses are limited to the property itself.
The “furnished” classification is not automatic. For a property to qualify as furnished, it must contain sufficient furniture for immediate occupation: bed, table, chairs, storage, kitchen utensils and lighting.
Inventory and property inspection
The inventory is the key document that distinguishes a furnished lease from an unfurnished one:
The furniture inventory:
- Complete list of every piece of furniture and equipment, room by room.
- Condition of each item: new, good, used, to be replaced.
- Estimated value or purchase price (useful in case of dispute).
- Dated photographs for each room.
- Signed by both parties and annexed to the lease.
The property inspection: compulsory for both types of lease. In a furnished lease, it is more detailed because it covers both the property (walls, floors, windows) and the furniture (condition of each item).
At the end of the lease: the exit inspection is compared to the entry inspection. Normal wear and tear of the furniture is not the tenant’s responsibility. Damage and missing items are deducted from the rental guarantee.
For a complete inventory, consult our dedicated guide on the furniture inventory.
Rent and rental guarantee
Rent for a furnished property is generally 10 to 30% higher than for an identical unfurnished property. This premium compensates for:
- The landlord’s investment in furniture.
- Wear and tear and regular replacement of furniture and equipment.
- The additional service (the tenant moves in without buying anything).
The rental guarantee: the amounts are the same as for an unfurnished lease:
- Brussels: 2 months’ rent (3 months if bank guarantee).
- Wallonia: 2 months’ rent (3 months if bank guarantee).
- Flanders: maximum 3 months’ rent.
The guarantee covers damage to both the property and the furniture. This is why a detailed inventory is essential: without one, the landlord cannot justify a deduction from the guarantee for furniture damage.
Charges: furnished leases are often offered “charges included” (fixed), which simplifies management for both parties. For details on charges in a furnished lease, consult our guide.
Duration and termination: same rules if primary residence
The determining criterion is not whether the property is furnished, but whether it is the tenant’s primary residence:
If the furnished property is the tenant’s primary residence:
- The primary residence lease rules apply in full.
- Lease of 9 years or short-term (max 3 years).
- Termination by the tenant: 3 months’ notice, decreasing compensation.
- Termination by the landlord: restricted grounds (personal occupation, works, without stated grounds subject to compensation).
If the furnished property is NOT the primary residence (pied-a-terre, company accommodation, second home):
- Full freedom of contract.
- Duration and termination conditions are set by the parties in the lease.
- No enhanced tenant protection.
In practice: the majority of furnished lettings in Belgium are primary residences and therefore follow the same duration and termination rules as an unfurnished lease. To create a furnished lease tailored to your situation, use our online lease generator.