How to rent appartament or house in Belgium (Flanders)

What to Expect from Rental Housing

Housing in Belgium is often rented out without furniture but with repairs, plumbing, and a fully equipped kitchen.

Though less common than in Germany, there are cases where previous tenants may ask you to buy some of their furniture, such as wall shelves. Assess the landlord’s opinion on this matter, and don’t be persuaded to do something just because the previous tenant sold it to you.

Often, the rental includes a basement room or a spot in a shared parking lot. Having a basement is a big plus for budget housing as extra storage space is always needed. Your own parking space in major cities can cost more than public parking, and residents often park for free on the streets in their area – consider this and decline parking if it’s not essential for you.

Standard rental contract conditions: Rental contracts are often based on standard templates established by law. You will likely be given an addendum to read and sign, which describes the deviations from the standard contract that the landlord wants to include. Anything not mentioned in this addendum defaults to the standard template, so it’s advisable to at least browse through it when it’s translated.

The law provides several tenant protection measures against eviction and early termination of the contract. The fact that the property is your main residence is a serious legal argument in certain situations.

The default informal standard is the so-called 3-6-9 contract. In short, this means that you can terminate the contract only by paying 3/2/1 monthly payments if you terminate it on the 1st/2nd/3rd year of the lease. After that, the contract automatically extends for another 3 years, and then another 3 years. The landlord can only terminate the contract for a valid reason and must compensate you for that.

There are less common offers with short-term contracts of up to 3 years. Such contracts often don’t allow early termination.

Negotiating terms and price may be appropriate if you communicate directly with the landlord. The owner may make concessions and forgive certain aspects, such as not charging you a penalty for early termination if you find new tenants.

Agents work for clients and usually offer you a fixed proposal, and any changes will need to be negotiated.

In any case, make sure that your special agreements are documented in writing or at least in electronic correspondence.

You will likely need a Belgian bank account, which can be set up for automatic rent payments. Cash payments are usually not considered.

What to look for during your first visit: Insulation. Despite the mild Belgian winters, many houses have weak insulation and expensive heating methods, which may result in a less comfortable winter at home compared to countries with district heating. Pay close attention to windows – modern double glazing is necessary; otherwise, heating will warm the outdoors, and windows may accumulate condensation and mold. Check the property’s EPC rating – A or B means (among other environmentally-friendly aspects) that the housing is well-insulated and will retain heat in winter and coolness in summer.

Heating. Before the gas crisis, a good heating option was having your own gas boiler in the apartment. Currently (spring 2022), we are at the peak of the crisis, so it’s hard to say for sure. One always-effective way to save on heating is to choose housing with windows facing south.

Cooling. Air conditioning is almost non-existent in Belgian apartments. Try not to rent a top-floor apartment with low ceilings. It may seem like a minor detail, but in recent years there have been more waves of extremely hot (for Belgium) weather in the summer, which can pose health risks to vulnerable individuals.

Trash. In Belgium, there is a phenomenon called the “trash balcony.” If you plan to rent an apartment, keep in mind that there are practically no garbage chutes, and food waste is collected once or twice a week. In multi-apartment buildings, trash may be collected in bins in the basement, and this is the best option that comes at a cost. In apartments without organized trash collection, everyone stores their waste in their apartment until collection day. Ideally, you’ll need a ventilated balcony with direct access from the kitchen to store trash. Storing trash in common areas is usually prohibited by house regulations.

Elevator. Consider how you’ll bring furniture inside. In classic Belgian city houses, it often happens through the window using a special rented elevator. Movers who deliver furniture and heavy appliances may refuse to carry them up any stairs.