What is a 3-6-9 lease?
The 3-6-9 lease is the standard residential lease in Belgium. It lasts 9 years. The law provides exit points at 3 years, 6 years and 9 years — hence the name “3-6-9 lease”.
This type of lease covers:
- Renting a property as the tenant’s main residence.
- A long default duration of 9 years.
- A possible renewal after 9 years if neither party gives notice.
Short-term leases (3 years or less) follow different rules. They are not subject to the 3-6-9 regime.
Termination by the tenant
The tenant can terminate a 3-6-9 lease at any time. No reason is required. The tenant only needs to respect a notice period and pay compensation depending on the year of the lease.
Notice period: 3 months
The tenant must give 3 months’ notice. The notice period starts on the 1st day of the month following the sending of the registered letter.
Example: letter sent on 15 March, notice period starts on 1 April, lease ends on 30 June.
Compensation by year
For early termination, the tenant must pay compensation if the lease ends within the first 3 years:
| Year | Compensation |
|---|---|
| During the 1st year | 3 months’ rent |
| During the 2nd year | 2 months’ rent |
| During the 3rd year | 1 month’s rent |
| From the 4th year onwards | No compensation |
After 3 years, the tenant can end the contract without compensation, with only the 3-month notice period.
Special case: 1-year lease termination
A 1-year lease is a short-term lease, not a 3-6-9 lease. The rules are different: 3 months’ notice but compensation is calculated based on the remaining duration.
Termination by the landlord
Termination by the landlord is more strictly regulated. The landlord cannot terminate whenever they wish. They must meet 3 conditions:
- A reason provided by law.
- A 6-month notice period.
- Notification at the end of a triennial period (3, 6 or 9 years).
Reason 1: personal occupation
The landlord can terminate to personally occupy the property. They can also house a close family member. The reason must be genuine and followed through. The property must actually be occupied within the year following the end of the lease.
Reason 2: major renovations
The landlord can terminate for major renovations. The cost must exceed 3 years’ rent. The work must begin within 6 months after the end of the lease.
Reason 3: termination without reason
At the end of the 3rd or 6th triennial period, the landlord can terminate without reason. However, they must pay compensation:
- End of the 3rd triennial period: 9 months’ rent.
- End of the 6th triennial period: 6 months’ rent.
Summary table of notice periods
| Situation | Notice period | Compensation |
|---|---|---|
| Tenant — 1st year | 3 months | 3 months’ rent |
| Tenant — 2nd year | 3 months | 2 months’ rent |
| Tenant — 3rd year | 3 months | 1 month’s rent |
| Tenant — year 4 onwards | 3 months | None |
| Landlord — personal occupation | 6 months | None |
| Landlord — renovations | 6 months | None |
| Landlord — without reason (3 years) | 6 months | 9 months’ rent |
| Landlord — without reason (6 years) | 6 months | 6 months’ rent |
Termination letter: formal requirements
The letter must be:
- Written and signed.
- Sent by registered mail with acknowledgement of receipt.
- Clear about the reason (if required) and the end date.
A compliant letter contains: full identities of both parties, address of the property, effective date, mention of the notice period, signature.
For a free template, see our page tenant termination letter.
Special cases: contracts and termination
A document signed by both parties to record a mutual termination can replace the formal notice procedure. This is useful when both parties agree to end the lease early, without compensation.
Conditions:
- Written agreement signed by the tenant and the landlord.
- End date agreed upon mutually.
This solution avoids notice periods and compensation.