What is a student lease?

A student lease is a specific type of residential tenancy agreement — usually for a room or studio — intended for a higher education student for the duration of the academic year.

Key features:

  • Duration aligned with the academic year: typically 12 months (September to August) or 10 months.
  • Primary occupation by the student.
  • Student status must be proven (enrolment certificate).
  • Specific rules in certain regions (Wallonia in particular).

The student lease is a special form of the primary residence lease or the short-term lease.

Wallonia

Decree of 15 March 2018. Student lease recognised as a distinct regime:

  • Maximum duration 12 months (renewable once).
  • 2 months’ notice for the tenant.
  • Termination without notice or compensation at the end of the academic year with justification.
  • Security deposit capped at 2 months.
  • Shared housing agreement mandatory when several students are involved.

Brussels

Ordinance of 2017. Specific rules:

  • Maximum duration 12 months (renewable).
  • 2 months’ notice for the tenant.
  • Deposit capped at 3 months.
  • Bilingualism FR/NL.

Flanders

Woninghuurdecreet (2019). Specific provisions: 12-month renewable duration, relaxed termination conditions, deposit capped at 3 months.

Duration and renewal

The standard duration is 12 months, corresponding to the academic year. A contract may be concluded for a shorter period (10 months, September to June).

Renewal rules:

  • Tacit renewal possible if stipulated in the contract.
  • Written amendment required for any modification.
  • Limited to 3 cumulative years to remain under the short-term regime.
  • Beyond that, automatic reclassification as a 9-year lease.

The student may terminate the lease early if they do not pass their year (with supporting evidence).

Mandatory clauses

The student lease must include:

  • Full identity of the landlord and the student.
  • Precise address and description of the property.
  • Duration with exact dates.
  • Rent amount and payment terms.
  • Security deposit.
  • EPC certificate with energy rating.
  • Explicit mention of “student lease”.
  • Higher education enrolment certificate (as an annex).

Without an explicit mention, the lease risks reclassification.

Rent, charges and deposit

The rent is freely agreed between the parties. Student rooms in Brussels, Louvain-la-Neuve, Liege, Ghent or Leuven vary in price depending on proximity to the university.

Charges are often billed as a monthly provision (water, heating, internet) and settled annually. Some landlords offer all-inclusive packages.

RegionMaximum deposit
Wallonia2 months
Brussels3 months
Flanders3 months

Blocked account in the student’s name, interest accruing to the student.

Amending a student lease

An amendment is required to modify an ongoing lease. Common situations:

  • Adding or removing a flatmate.
  • Rent revision.
  • Extension beyond the initial term.
  • Change of use.

The amendment must be signed by both parties. If the lease is registered, the amendment must also be registered with the FPS Finance within 2 months.

Termination and notice

By the student

  • 2 months’ notice by registered letter.
  • No compensation if end of academic year + supporting evidence (Wallonia).
  • Standard compensation (1 month) if leaving mid-year.

By the landlord

  • 6 months’ notice at term, legal ground required.

Mutual termination

Written agreement between the parties at any time.

Student lease in shared housing

Many students opt for shared housing:

  • Single lease signed by all students (with a joint liability clause) or individual leases.
  • Shared housing agreement mandatory in Wallonia.
  • Collective or individual deposit as agreed.

The rules for student shared housing are detailed in our shared housing lease overview.

Practical considerations

Seasonality

The student market is seasonal: demand peaks from May to September. Landlords should advertise early. Students should secure accommodation before July.

Reservation and advance payment

A reservation deposit is common but regulated: it is deducted from the first month’s rent. Not to be confused with the security deposit.

University residences

Public student halls (ULB, UCLouvain, ULiege, VUB, KULeuven) follow specific internal rules. Rooms rented from private landlords fall under the standard student lease regime.

Registration

Mandatory within 2 months at the FPS Finance. Free via MyRent. To create a compliant lease: create a lease online.