The entry property inspection is compulsory for every primary residence lease in Belgium, whether furnished or unfurnished. This obligation is set out in the regional legislation (Brussels, Wallonia, Flanders).

The property inspection must be:

  • Contradictory: carried out in the presence of the landlord and the tenant (or their representatives).
  • Detailed: precise description of every room, every fixture and every piece of furniture.
  • Annexed to the lease: it forms an integral part of the contract.
  • Registered: filed with the lease at the FPS Finance via MyRent.

Without an entry property inspection: the tenant is presumed to have received the property and furniture in good condition. This is a major risk for the tenant, who could be held liable for pre-existing damage at exit.

For a furnished lease, the property inspection is more comprehensive than for an unfurnished lease because it covers both the property and all the furniture.

Contents of a furnished property inspection

The property inspection for a furnished lease comprises two parts:

Property section (identical to an unfurnished lease):

  • Condition of walls, floors, ceilings (room by room).
  • Windows, doors, shutters.
  • Sanitary installations (taps, toilet, shower/bath).
  • Electrical installation (sockets, switches, consumer unit).
  • Heating (radiators, boiler, thermostat).
  • Meter readings (water, gas, electricity).

Furniture section (specific to furnished leases):

  • Description of each piece of furniture and equipment, room by room.
  • Condition of each item: new, good, used, signs of wear.
  • Working condition of household appliances (oven, fridge, washing machine).
  • Condition of bedding and household linen if provided.
  • Brand and model of main appliances (useful for replacement).

The furniture inventory annexed to the lease must correspond exactly to what is described in the property inspection. Any discrepancy may cause problems in the event of a dispute. For more details, consult our guide on the furniture inventory.

Photos and documentation

Photos are an essential complement to the written property inspection:

Best practices:

  • Photograph every room from multiple angles.
  • Photograph each piece of furniture individually, especially if it shows marks or wear.
  • Photograph the meters with legible readings.
  • Photograph pre-existing damage in close-up.
  • Date the photos (metadata or date written on a visible piece of paper).

Recommended format:

  • High-resolution digital files (not blurry screenshots).
  • Storage on a shared medium or sent by email to both parties.
  • Paper printout annexed to the property inspection if desired.

Photos do not replace the written description, but they constitute valuable complementary evidence in case of dispute. Case law increasingly recognises their probative value.

Entry-exit comparison

The exit property inspection mirrors the entry inspection. It determines whether there is any tenant damage:

Procedure:

  1. Carry out the exit inspection on the last day of the lease (or on an agreed date).
  2. Compare each point with the entry inspection.
  3. Distinguish normal wear and tear (not the tenant’s liability) from tenant damage (the tenant’s liability).
  4. Draw up a contradictory report signed by both parties.

Normal wear and tear of furniture: furniture deteriorates over time. A sofa that sags slightly after 3 years of use is normal wear and tear. A stained or torn sofa is tenant damage.

In case of disagreement: the parties may call in an expert (surveyor or bailiff). As a last resort, the justice of the peace decides.

Deduction from the guarantee: if damage is found, the cost is deducted from the rental guarantee. The balance is returned to the tenant.

For a complete and compliant property inspection, our online lease creator includes a property inspection template adapted to furnished leases.