Finding your accommodation in Belgium
There are many resources and tools you can use to research and find a place to live in Belgium. Below is a list of options available in English:
- Online portals such as Immoweb, Logic-Immo and Spotahome
- Contact real estate agencies directly
Since Belgium is a trilingual country, depending on where you live most people will speak either French (Wallonia and Brussels), Dutch (Flanders) or German (eastern Wallonia). In Brussels and other cosmopolitan cities you'll find real estate agents who do speak English.
Good to know: in Belgium, agencies are normally paid by the landlord. When finding a home through an agency, be wary of any that ask for money up-front or when signing a contract.
Finding your accommodation in Brussels
As Brussels is a major urban centre, rent prices are higher than anywhere else in the country. The good news is that Brussels is quite compact and has very good public transport, so you can find better-priced accommodation in the periphery of the city rather than the centre.
Other than the options above, alternative living options in Brussels include co-living spaces aimed at international professionals who want privacy with shared common areas to socialise. These spaces are normally more high-end than student co-living. Examples include Morton Place, Faubourg 56 and Share Home Brussels.
Found your new place?
Fill in the form and a CallMePower adviser will call you back free of charge to set up your energy and broadband contracts.
What do rental contracts look like?
Depending on the type of property you rent, there are different rental contracts to consider. Below we explain the differences and when each is used. But first, the mandatory clauses in any primary-residence rental agreement.
Details change between regions and municipalities, but in general the rental contract must contain the following information:
- Full address of the accommodation
- Name and contact details of the landlord/owner
- Value of the monthly rent
- Value and responsibilities for utilities (electricity, water, etc.) and common/communal charges
- Deposit amount
- Standards and amounts relating to taxes
- Interest and charges for late rent payments
- Whether the accommodation is furnished or unfurnished
- Responsibilities for maintenance and repairs of the property
- Signatures of both parties dated
- Start and end date of the lease contract
- Information on the notice period
- Consequences relating to breach of the rental contract by either party
In the appendix, the landlord must add a document containing the laws for leases and sanitation standards. These standards may change from one regional code to another.
Security deposit
A security deposit is normally two months of rent, but can be up to three months depending on your agreement with the landlord. Issues that affect the release of the deposit when you leave are:
- Unpaid bills
- Unpaid rent
- Condition of the property
What is the state-of-inventory document?
In addition to the rental contract, it is obligatory in Belgium to have a co-signed state-of-inventory document on entry and departure from the accommodation. This allows both the landlord and the renter to attest to the condition of the property — one of the issues that affects the release of the security deposit when you leave.
A copy of this agreement must be registered with the local authority, so don't be surprised if you sign at least three copies. If there is more than one renter (you are co-living with a partner or roommate), each person signing must get a copy, so you might end up signing more than three.
The state-of-inventory document is registered with the local authority along with the rental contract, and both must be registered within two months of the agreement. This is normally the responsibility of the landlord, and it is normally a free process.
If the agreement is not registered with the authorities, you don't have to give a notice period, nor will you pay any penalties on breach of contract. If it is registered properly, we recommend you give notice by registered mail in case of any dispute.
Utilities and setting up after signing
Just as for energy, taking out an internet and TV subscription may be your own responsibility — though not always. Use our guides or call CallMePower for free help comparing, finding and taking out the best offer for you: +32 2 588 25 47.
Before you can take out a new energy contract, you'll need to know your EAN codes — these codes are linked to the electricity and gas meters in your apartment or house. So it's not possible to take out a new energy contract until you have a place to stay.
Water and sewage may be included in your rent, but double-check so you don't miss any payments. Communal fees (housing association for apartment blocks, garbage collection, etc.) may also be charged depending on where you live. Your contract specifies whether these fees are included in your monthly rent.
When moving into a new home, we recommend you fill in the energy transfer document to avoid disputes. The document is co-signed by you and the landlord (or previous tenant) and includes meter readings and your EAN codes.
Need help setting up energy and broadband?
Fill in the form and a CallMePower adviser will call you back free of charge to compare suppliers and set up the contracts for you.
Frequently Asked Questions About Renting in Belgium
The security deposit is normally two months of rent, and can legally go up to three months if it is placed on a blocked bank account in your name. It is released at the end of the lease, minus any deductions for unpaid bills, unpaid rent or damage beyond normal wear.
In Belgium the agency fee is paid by the landlord, not the tenant. Be wary of any agent who asks you to pay an up-front fee, a deposit or a "reservation" charge before signing — this is not standard practice.
The standard lease is a nine-year contract, but shorter leases are also common: three years or less (called bail de courte durée) for short stays, and six-month student leases. A nine-year lease can be broken by the tenant with three months' notice, with penalties decreasing each year.
The state-of-inventory (état des lieux / plaatsbeschrijving) is a mandatory co-signed document describing the exact condition of the property on entry and exit. Both you and the landlord sign it, and it determines what can be deducted from your security deposit when you leave.
Water, sewage and garbage collection are often included in the rent or charged as fixed monthly fees. Electricity, gas and internet are usually your responsibility as the tenant — you need to take out contracts in your own name and provide your EAN codes to the supplier.
More about living in Belgium