What is a student room (kot)?

The term “kot” is typically Belgian and refers to housing intended for students, usually an individual room in a shared building. The kot is distinguished from other types of accommodation by its student purpose and its collective organisation.

Types of kots:

  • Individual room with shared bathrooms and kitchen (the most common).
  • Studio kot: a room with a private kitchenette and bathroom.
  • Community kot: shared accommodation between students with communal spaces.

Difference from a standard furnished room: a kot falls under the specific student lease regime (12-month duration, flexible termination, proof of enrolment). A furnished room rented outside the student framework follows the standard furnished lease regime.

The kot lease must explicitly state that it is a student lease and the tenant must provide proof of enrolment at a higher education institution.

Safety and health standards

Every student room must comply with minimum safety and habitability standards, defined by each region:

Standards common to all three regions:

  • Minimum habitable surface area (varies by region and number of occupants).
  • Adequate natural or mechanical ventilation.
  • Compliant electrical installation (earthing, circuit breaker).
  • Mandatory smoke detector in each room and in corridors.
  • Access to drinking water and sanitary facilities.
  • Sufficient heating to maintain a minimum temperature.

Region-specific standards:

  • Brussels: Brussels Housing Code. Inspections by the Regional Housing Inspection Directorate (DIRL).
  • Wallonia: Walloon Sustainable Housing Code. Health survey by the municipality.
  • Flanders: Vlaamse Codex Wonen. Conformity certificate issued after inspection.

A property that does not meet these standards may be declared unfit by the authorities, resulting in a ban on rental and penalties for the landlord.

Landlord obligations for student rooms

The landlord of one or more student rooms has enhanced obligations:

Before letting:

  • Ensure the accommodation meets all regional standards.
  • Obtain the EPC certificate (Energy Performance Certificate).
  • In Flanders: obtain the conformity certificate if required by the municipality.
  • Install smoke detectors.

During the lease:

  • Carry out major repairs (roof, plumbing, electrical work, boiler).
  • Maintain common areas in good condition (corridors, stairs, shared kitchen, bathrooms).
  • Respect students’ privacy (no entry without consent).
  • Ensure cleanliness and hygiene of shared spaces if the house rules so provide.

At the end of the lease:

  • Return the rental deposit within the legal time frame.
  • Carry out the exit inventory on an adversarial basis.

Room label and regional conformity

Certain cities and regions require a labelling or permit system for student rooms:

Flanders: the conformity certificate (conformiteitsattest) is a certificate issued after inspection of the property by regional services. It certifies that the room meets Flemish standards. Some municipalities make it mandatory for all student room rentals.

Brussels: no specific student room label, but the property must comply with the Brussels Housing Code. Municipalities may organise inspections.

Wallonia: a rental permit is required for collective housing (more than 2 rooms). Rooms in a building with more than 2 units are generally covered.

University cities: some cities such as Louvain-la-Neuve, Ghent, or Brussels have specific municipal regulations for student rooms, with additional requirements regarding fire safety or occupancy density.

Viewing and inventory of fixtures

The inventory of fixtures is an essential step to protect both the student and the landlord:

Entry inventory (mandatory):

  • Drawn up on an adversarial basis (in the presence of both parties or by an expert).
  • Describes the condition of each room, wall, floor, window, and furniture.
  • Annexed to the lease and registered with it.
  • Photographs recommended to supplement the written description.

Exit inventory:

  • Compared against the entry inventory to identify any damage.
  • Normal wear and tear is not charged to the student.
  • Tenant-caused damage is deducted from the rental deposit.

Viewing before signing: the student should always visit the room before signing the lease. Check the general condition, equipment, safety features, and common areas.

For a compliant student room lease, use our online lease creator or see the student lease hub.