Furnished leases in Wallonia are governed by the Walloon Decree of 15 March 2018 on residential leases. Unlike some countries where furnished and unfurnished rentals have entirely different regimes, Belgium applies the same core rules to both. A furnished lease is simply a residential lease where the landlord provides furniture and household equipment sufficient for the tenant to live in the property without bringing their own. The Walloon Decree does not define a minimum list of required furniture, but in practice the property should be immediately habitable with beds, tables, chairs, storage, kitchen equipment, and basic appliances. For international tenants relocating to Wallonia, furnished rentals are particularly attractive as they allow a quick move-in without purchasing furniture. The same tenant protections regarding duration, notice, and registration apply regardless of whether the property is furnished or not.
The default duration of a furnished lease in Wallonia is 9 years, identical to unfurnished residential leases. The tenant can terminate at any time with 3 months’ notice. During the first 3 years, a compensation is due (3 months’ rent in year 1, 2 months in year 2, 1 month in year 3). From year 4 onward, no compensation is required. The landlord can terminate for personal occupation with 6 months’ notice at the end of each 3-year period, or for major renovations under strict conditions. Short-term furnished leases of up to 3 years are also possible under the decree, with the advantage of a fixed end date and no compensation for early termination by the tenant (with 3 months’ notice) or by the landlord at the end of the term. These short-term furnished options are popular among expats on temporary work assignments in Wallonia who need housing flexibility.
A detailed furniture inventory (inventaire du mobilier) is mandatory for furnished leases in Wallonia. This document lists all items provided by the landlord, their condition, and estimated value. It should be completed jointly by both parties at move-in, ideally with photographs. This inventory is separate from the property condition report (état des lieux d’entrée), which describes walls, floors, installations, and fixtures. Both documents are essential for resolving disputes at move-out. The rental deposit for a furnished lease can be up to 3 months’ rent, one month more than the maximum for unfurnished properties. This higher cap compensates for the additional risk the landlord takes by providing furniture and equipment. The deposit must be placed on a blocked bank account in the tenant’s name, and interest accrues to the tenant. At move-out, deductions can be made for damage beyond normal wear and tear to both the property and the furniture.
The landlord must provide furniture in good working condition at the start of the lease and is responsible for replacing items that become unusable through normal wear and tear. The tenant must use the furniture with reasonable care and is liable for damage caused by negligence or misuse. Normal depreciation of furniture over time is not the tenant’s responsibility. The lease should specify how furniture replacement is handled: some contracts include a clause allowing the landlord to replace worn items periodically, while others require the tenant to signal problems. For appliances (washing machine, dishwasher, refrigerator), the landlord typically bears repair and replacement costs unless damage results from tenant misuse. Rent for furnished properties is generally 10-30% higher than equivalent unfurnished units in Wallonia, reflecting the furniture provision. The rent is subject to annual indexation based on the health index, applied to the total rent including the furniture component.