Housing and Rentals
Compared to some European countries, Belgium offers a good deal to anyone wishing to rent a property. This is because leases on rental properties are stable, secure and longer term, with aspects such as annual rent rises and the responsibility for repairs and upkeep being well established from the outset. There are four types of basic rental contract in Belgium:
- Short term, which lasts for three years or less
- Nine years, which can include fixed term agreements for periods between three and nine years
- Long term, which means more than nine years
- Lifelong
Leases
The majority of rental leases in Belgium are longer term, which means nine years. Under this system a lease is signed for nine years, and the base rent cannot be increased until the start of each three year period. Aside from this, there is an annual fluctuation based on the general rate of inflation in Belgium, which means it can occasionally go down as well as up.
Most people moving to Belgium from elsewhere sign a short term or nine year contract, and a short term contract converts to a nine year contract if the tenancy continues after the initial three years. It should be noted that a nine year contract doesn’t mean you have to stay in a property for the full nine years. It does mean that there are certain penalties to be paid if you choose to give notice to leave during the course of the lease.
In simple terms, a nine year contract will allow the renter to give notice to leave at any time, with a three month notice. If a tenant wishes to leave during the first three years of the contract they will have to pay a penalty. During the first year, this penalty will be three months’ rent, during the second it will be two months and, if you choose to end your stay during the third year of the contract, you’ll have to pay a penalty of one months’ rent.
While the landlord can give a tenant notice to quit during this type of contract, they have to give six months’ notice and have to intend to occupy the property, move a family member into the property or undertake major renovations. In many cases they will also have to pay a penalty of several months’ rent.
The ‘3-6-9’ system offers an unusual degree of stability to tenants, particularly to those arriving in Belgium from a country where 12 month contract are more the norm. Reassurance can also be taken from the fact that, if the landlord sells the property while it is being rented out, the new owner has to uphold existing rental arrangements.
Rent
As stated, the rent you pay will increase annually (with the occasional reduction) in line with inflation, and this increase will be retrospectively applied to the preceding three months, meaning you’ll have a payment to make over and above the standard rent once a year. In most other countries, the advice is to haggle over the amount of rent you’re being asked to pay, but in Belgium this would be something of a waste of time. Landlords, by law, have to advertise properties with an accurate renting price, and any deviation could result in a fine. Therefore, with the very occasional exception, the rent you pay won’t be up for negotiation.
Utilities
Unlike the situation in some countries, utilities – such as gas, electricity and phone lines – are the sole responsibility of the tenant and will not be included in any monthly rent. Occasionally, water and sewage charges may be included in the rent, but make sure you know what the situation is to ensure you pay everything that you have to. In some cases, tenants may also have to pay fees to a housing association – especially if the apartment is part of a bigger block – or the commune, to cover aspects such as refuse collection. All of the details will be included in any rental contract, so make sure you read anything you sign very carefully.
Deposit and Fees
The deposit for a property will be as much as three months of the rent, and it has to be handled separately from the rent itself and the other finances of the landlord. To this end, the deposit needs to be kept in a specific, separate bank account and you should always insist on paying by bank transfer rather than cash to ensure you have a record of having made the payment.
Furnished Apartments
Also known as ‘aparthotels’ furnished apartments are often favoured by business travellers working in the many multinational companies and European institutions based in cities like Brussels. They offer the convenience of being ready to move into from day one and, unlike most other apartments, they come with a service package which includes cleaning, technical support, insurance and Wi-Fi.
Renting a furnished apartment also means that the utilities you need will be dealt with on your behalf before you move in. For shorter term stays, or to offer a base while you seek out more permanent accommodation, furnished apartments provide a convenient and practical solution.
Unfurnished Apartments
Most residential apartments are rented without furnishings, and in Belgium this usually means no carpets, curtains, white goods or light fittings. On occasion you may be able to negotiate with the existing tenant to purchase items they’re happy to leave behind. In either case, as with a furnished apartment, a full inventory has to be completed and registered when you move in, and when you finally move out the property has to be returned in the condition recorded in this inventory. This generally means empty of all furnishing and decorated in a neutral manner. If you have carried out any repairs or improvements during your tenancy, make sure you keep any documentation relating to the work.
Repairs
Tenants in Belgium have more responsibility to keep the property in good repair than is often the case in other countries, and this also comes with more freedom to ‘customise’ the property to suit your needs. Amongst the things which the tenant is responsible for are routine upkeep such as maintaining the boiler, protecting pipes against freezing, unblocking the sink, and making repairs to any damage they may have caused, such as broken windows, chipped kitchen tiles etc.
The landlord, on the other hand, is responsible for replacing items which are subject to normal wear and tear, such as carpets which are several years old or an ageing heating system, and for carrying out major repairs such as rewiring work or architectural renovations like fitting new windows. The exception to this is if the repairs are needed due to the actions of the tenant.
If you have any problems with the property, or a disagreement over who is responsible for a particular repair, you should alert the landlord via a registered letter, so that you have a record of the situation to refer to in the future.
Moving
The responsibilities placed on a tenant in Belgium mean that care has to be taken when you’re moving out of a property. As well as the repairs listed above, you will be responsible for the infrastructure of the building and dealing with upkeep such as cleaning gutters. The agreement you sign when moving in will list your responsibilities, as well as detailing any fixtures, furniture and fittings. Make sure you check these details carefully when moving out, as you may be charged to replace any missing items or repair damages. It’s also useful to keep a detailed account – including any receipts – of any work you carry out or have done professionally, as this may play a part in getting your deposit back.
Finding a Home
Only around 30% of the homes in Belgium are rented, and a large number of these are lived in by expats drawn to the country by the concentration of multi-national organisations. On the one hand, this means that landlords are used to dealing with expats, on the other it means that many of them may be seeking a move away from the quick turnover of renting to tenants from overseas. If your company is moving you to Belgium they may have a department dedicated to helping with relocation. As many real estate agents in a city like Brussels concentrate on a relatively small area, walking the streets and looking in estate agent windows may pay dividends.
Estate agents in Brussels will not only help you to find a property, they will assist in dealing with the red tape involved and will explain the complexities of the Belgian rental system. In most cases, the fees charged by an estate agent will be paid by the landlord, so you should exercise great caution if an estate agent asks you to make a payment to them, especially if this is just to let you view a property.
Registration
Once you take up your lease you have to register it at the local office of the Receiver of Registrations, Ministry of Finance, within two months of having signed it. In most cases the landlord will arrange this on your behalf, but, as they are not legally obliged to do so, you should make sure it’s been taken care of. The inventory made at the start of the lease also needs to be registered at the same time.
Useful Terms:
The following is a short list of terms to look out for when you’re apartment or house hunting in Brussels:
Studio/Flat – these terms are pretty much interchangeable, and usually refer to a property with one convertible living area/bedroom and a separate kitchenette and bathroom.
Appartement – as opposed to a flat or studio, an appartement will have a separate living area, a full-sized kitchen and one or more bedrooms.
En filade – usually means three consecutive rooms separated by double doors.
Villa – a house surrounded by a garden, either detached or semi-detached.
Maison – a townhouse which usually has a garden at the rear of the property.
Maison de maître/herenhuis – an elegant version of a townhouse, often terraced and with many original exterior and interior details.
Maison bourgeoise – a townhouse like the one detailed above, but not quite as opulent.
Maison d'ouvrier – a simple row of houses, individual units of which have often been converted and modernised. Will probably be listed as just a maison.
Fermette/boederijtje – literally translates as a ‘small farm’ but actually usually means a house that has been built or restored in a rustic fashion.
Living – generally refers to either the living room or lounge, or more generally the room in which you eat and watch television.
Bureau – this is usually a small room near to the entrance to the property.
Cave – refers to a storage area in either an apartment house of a converted townhouse. In a single occupancy townhouse or villa this will generally be a space in the cellar of the house which would also be home to the central heating system and utility rooms.
Cuisine/keuken – this is the kitchen, which is fairly self-explanatory, but what you have to look out for is the detail of how equipped the kitchen is. It will generally be described as semi-equipped, equipped or super-equipped. ‘Semi-Equipped’ means there will usually be one sink and some built in cupboards. ‘Equipped’ lets you know that there will be a cooker, fridge and perhaps more white goods. ‘Super-Equipped’ suggests there may well be a dishwasher in the kitchen, but washers and dryers are rarely provided.
Office – this is a small room like a pantry set to one side of the kitchen, and is generally found only in older and more luxurious properties.
Armoires /kasten – not many properties in Belgium come complete with built in storage space, so you’ll have to provide furniture such as wardrobes yourself. This needs to be borne in mind when considering the space available, and how spacious a bedroom will feel once you’ve installed a wardrobe and/or chest of drawers.
Electrical fixtures – the fixtures in the average unfurnished Belgian property usually consist of s single simple ceiling socket. The rest of the fixtures and fittings are the responsibility of the tenant.