Water charges in rental properties: billing and allocation by region
Water is the second-largest rental charge in Belgium after heating, representing on average 300 to 500 EUR per year for a 2-person household. Its billing in rental properties depends primarily on whether the dwelling has an individual water meter, a point that directly determines the applicable payment system: contract in the tenant’s name, provisions on charges or flat rate.
Water distribution in Belgium is organised at municipal level and provided by regional inter-municipal companies. In Brussels, Vivaqua serves the entire region. In Wallonia, the SWDE (Walloon Water Company) covers the majority of the territory, but other operators coexist: CILE in Liege, IECBW in Walloon Brabant, INASEP in the Namur area. In Flanders, De Watergroep, Farys and PIDPA share the market. Tariffs and billing structures (progressive tiers, sanitation charges) vary significantly from one operator to another, making good local knowledge essential for properly managing rental charges.
Dwelling with individual meter
When the dwelling has its own water meter, the situation is straightforward:
- Contract in the tenant’s name: the tenant subscribes directly with the water distributor. They receive and pay their invoices without the landlord’s intervention. At the end of the lease, they cancel the contract and provide the meter reading.
- Contract in the landlord’s name: the landlord remains the contract holder but passes on the costs to the tenant via provisions on charges. A meter reading is taken at the tenant’s move-in and move-out.
Meter reading at move-in and move-out:
It is essential to record the water meter reading in the inventory of fixtures at move-in and move-out. This reading constitutes proof of the consumption attributable to the tenant. Without a reading, it becomes difficult to determine each occupant’s share, which can generate disputes.
The tenant is responsible for routine maintenance of taps, seals and plumbing accessories. The charges settlement must mention water consumption if it is part of the provisions.
Dwelling with collective meter
In older apartment buildings, a single meter serves the entire building. The allocation of consumption among occupants is then done according to different methods:
- Individual sub-meters: installed by the landlord or the co-ownership, they measure each dwelling’s consumption. This is the most equitable method.
- Allocation by co-ownership shares: in the absence of sub-meters, the water bill is allocated according to co-ownership keys. This method can penalise small households.
- Allocation by number of occupants: some co-ownerships allocate consumption based on the number of declared persons in each dwelling.
| Allocation method | Equity | Installation cost | Accuracy |
|---|---|---|---|
| Individual sub-meters | High | 150-300 EUR per dwelling | Exact |
| Co-ownership shares | Low | None | Approximate |
| Number of occupants | Medium | None | Approximate |
Installing sub-meters is a decision for the general meeting of co-owners. The landlord has every interest in supporting it, as it allows transparent billing and reduces tenant disputes over common charges.
Water prices by region
The price of water in Belgium varies significantly by region and municipality. It generally comprises:
- A fixed fee (annual subscription)
- A price per m3 that increases in consumption tiers (progressive pricing)
- Additional charges: sanitation, municipal drainage, social fund
Indicative average prices (2025-2026):
| Region | Average price per m3 (all taxes) | Average consumption/year/person |
|---|---|---|
| Brussels | 5.00 to 6.50 EUR | 30 to 35 m3 |
| Wallonia | 4.50 to 6.00 EUR | 30 to 40 m3 |
| Flanders | 4.00 to 5.50 EUR | 30 to 35 m3 |
In Brussels, Vivaqua applies a social tariff for low-income households, which can reduce the tenant’s water bill. In Wallonia, a true-cost water mechanism (CVA/CVD) is integrated into the pricing. These elements should be considered when setting the rent and estimating charges.
The landlord who opts for a flat-rate charge must correctly estimate water consumption to avoid bearing a deficit or, conversely, overcharging the tenant.