Rental deposit amount: the legal caps in Belgium
The rental deposit amount in Belgium is strictly capped by law: 2 months of rent for a blocked bank account, 3 months for a bank guarantee or PCSW/OCMW guarantee. This page provides a detailed calculation and simulations based on your rent level and chosen deposit method.
For the general guide: rental deposit pillar page. For the legal framework: rental deposit law.
The maximum number of months varies depending on the deposit method:
| Method | Legal cap |
|---|---|
| Blocked bank account (traditional) | 2 months of rent |
| Bank guarantee (loan) | 3 months of rent |
| Housing Fund loan (Wallonia) | 3 months of rent |
| PCSW/OCMW acting as guarantor | 3 months of rent |
| e-DEPO application (FPS Finance) | 2-3 months depending on choice |
These caps are identical across all three Belgian regions. Any lease clause requiring a higher amount is legally void.
Calculating the deposit on rent excluding charges
The calculation is based exclusively on the base rent, not on charges:
Deposit amount = Monthly rent (excluding charges) x number of months (2 or 3)
Practical examples:
- Monthly rent excluding charges: 800 EUR — Blocked account (2 months): 1,600 EUR / Bank guarantee (3 months): 2,400 EUR
- Monthly rent excluding charges: 1,200 EUR — Blocked account: 2,400 EUR / Bank guarantee: 3,600 EUR
- Monthly rent excluding charges: 1,800 EUR — Blocked account: 3,600 EUR / Bank guarantee: 5,400 EUR
Common charges are not included in this calculation. If the “all-inclusive” rent is 900 EUR, of which 100 EUR covers charges, the deposit is calculated on 800 EUR (the actual rent excluding charges).
Simulation: how much to pay for different rent levels?
| Monthly rent | Deposit 2 months (blocked account) | Deposit 3 months (bank guarantee) |
|---|---|---|
| 500 EUR | 1,000 EUR | 1,500 EUR |
| 700 EUR | 1,400 EUR | 2,100 EUR |
| 900 EUR | 1,800 EUR | 2,700 EUR |
| 1,100 EUR | 2,200 EUR | 3,300 EUR |
| 1,300 EUR | 2,600 EUR | 3,900 EUR |
| 1,500 EUR | 3,000 EUR | 4,500 EUR |
| 1,800 EUR | 3,600 EUR | 5,400 EUR |
| 2,500 EUR | 5,000 EUR | 7,500 EUR |
This simulation covers the majority of rental situations in Belgium. The same caps apply across all three regions.
Amount per deposit method
Blocked bank account (2 months)
The tenant deposits 2 months of rent into a blocked account in their name at a Belgian bank. The funds are inaccessible until the end of the lease. Interest earned belongs entirely to the tenant. No opening fees for existing clients in most banks.
Bank guarantee (3 months)
The bank advances the funds and blocks the equivalent of 3 months of rent. The tenant repays the loan progressively over the lease term. The lease agreement specifies this method and the bank contract sets out the conditions.
PCSW/OCMW guarantee (3 months)
The PCSW/OCMW can act as guarantor for up to 3 months of rent. This social solidarity mechanism is subject to income criteria.
e-DEPO / FPS Finance (2 or 3 months)
The e-DEPO application from the FPS Finance (accessible via MyMinfin) allows depositing 2 or 3 months. The service is managed by the Belgian Deposit and Consignment Office. The process is 100% digital. For the online procedure: rental deposit online.
Korfine (variable, insurance-based model)
Korfine works differently: instead of blocking 2-3 months of rent, the tenant pays an annual fee of approximately 5% of the guaranteed amount. Example for a rent of 1,000 EUR:
- Guaranteed amount: 3,000 EUR (equivalent to 3 months)
- Annual Korfine fee: approximately 150 EUR
Over 5 years, the cumulative cost (750 EUR) may exceed the interest lost on a traditional blocked account — evaluate on a case-by-case basis.
Interest: how much do you recover at the end of the lease?
Blocked bank account
A blocked deposit account in Belgium earns interest at the market rate (variable, between 0.5% and 2% in 2026).
Example: 2,000 EUR blocked for 5 years at 1% — cumulative interest: approximately 100 EUR — total amount recovered at deposit release: 2,100 EUR.
This interest belongs to the tenant and is paid out upon release of the deposit.
Bank guarantee (loan)
The tenant has not blocked any personal funds — they borrowed the amount. Nothing is recovered at lease end, but the loan repayments are also complete.
PCSW/OCMW
The PCSW guaranteed without immobilising any of the tenant’s funds. No interest to recover.
e-DEPO
The public service may pay modest interest according to SPF rules. Check at the time of release.
Korfine
No interest — the annual fee is a cost, not an investment.
Special cases for deposit calculation
Commercial lease
Commercial leases (Law of 30 April 1951) allow higher, negotiable deposit amounts. Residential caps do not apply.
Co-housing
In joint-and-several co-housing arrangements, the deposit can be split between co-tenants. The total deposit amount is calculated on the full rent, then divided.
Student housing
No specific cap applies to student leases: primary residence rules apply if the student accommodation is the student’s main residence.
Second residence
Registration duties apply, but the deposit cap remains the same (2-3 months).
Rental deposit pillar — Rental deposit law — Rental deposit online — Deposit release — Rental deposit Brussels — Lease agreement — Property inventory.