Accommodation in Belgium
If you've decided to expatriate to Belgium, housing will be the first thing to do on your list. Here's how to find accommodation in Belgium.
Belgium does not seem to have been a victim of the economic crisis regarding real estate. In general, renting and buying property in Belgium have remained stable, even during the pandemic.
Where to live in Belgium depending on your native language
Unless you speak the three languages (French, Dutch, and German), you might want to live in a town that speaks your native language. Here's a reminder of the different zones in Belgium and the languages spoken in them:
- Flanders (North): Dutch (Flemish);
- Wallonia (South): French (Walloon);
- Eastern districts: German;
- Brussels (the capital city): a bilingual region that speaks both French and Flemish.
Belgium is composed of 581 towns. However, it's easy to find the type of accommodation you need.
How to find accommodation in Belgium
Several websites dedicated to housing can help you find accommodation in chosen regions and zones while respecting your budget.
Most of the time, landlords put a sign outside their property. This way, you might find something that interests you by walking around in the neighborhood.
Considering all your needs, several agencies can also help you find accommodations in Belgium. You may also ask agents to take care of everything and look for properties for you. Some popular ones include BBF, Homelike, Immoweb, and Spotahome. Landlords are responsible for the agency fees, so if any agents try to charge you that fee, that's a red flag.
You can also check local newspapers and even random ads online. There are Facebook groups for housing in specific towns, so you can also check there.
Good to know:
You should know that most rental properties don't have furniture, so you'll have to supply them yourself. This includes things you might not expect, like light fixtures, carpets, and curtains.
Real estate in Belgium
Generally speaking, there are three types of real estate:
Residential buildings: ordinary houses, investment properties, villas, bungalows, country houses, apartments, flats, studios, and parts of residential buildings;
Non-residential buildings: shops, hotels, inns, commercial premises (part of a building); office buildings, other commercial buildings; industrial buildings, miscellaneous buildings not yet classified, farmers' dwellings; agricultural properties, horticultural properties;
Land: building plots, farmland meadows, orchards, mixed farmland, industrial land, woodland, non-workable land, small fields, unclassified and miscellaneous land.
The following is an overview of average property prices in Belgium in the first quarter of 2023:
House: €323,031;
Apartment: € 264,139
It should be borne in mind that property prices vary from province to province, and the taxation that follows a purchase varies from region to region.
As for rental prices, these are conventional and are agreed between the parties bound by the lease contract.
However, tools are available for setting or checking the indicative/reference rent price.
For Brussels: here.
For Wallonia: here.
The tenancy agreement in Belgium
Unlimited tenancy agreements don't exist anymore in Belgium. Therefore, landlords can offer you these four options:
- Nine-year tenancy agreement;
- Short-term tenancy agreement: three years or less;
- Long-term tenancy agreement: more than nine years;
- Lifelong tenancy agreement.
Nine-year tenancy agreement: This is the most common type of tenancy agreement. This contract doesn't mention the duration of the renting period or says a deal of three to nine years. The renting period starts on the date stipulated in the written contract. You don't have to stay for nine years; it allows you to give notice whenever you want, provided that you've waited for at least three years. Also, the landlord can only raise your rent every three years.
Short-term tenancy agreement: The stay here can't exceed three years. This agreement can be extended only once, as a written agreement, detailing the same conditions as the original one. After that, you'll be converted to a nine-year contract.
Long-term tenancy agreement: This contract is for renting exceeding nine years but still has a determined duration. The conditions are the same as the nine-year agreement.
Lifelong tenancy agreement: This contract ends when the tenant dies. Landlords can't break this agreement themselves. On the other hand, tenants can, with a nine-month notice.
Whatever lease you sign, it must be registered within two months. This is your landlord's responsibility, but you can also do it. This process is free, so if your landlord tries to charge you, they may try to scam you.
The deposit in Belgium
In the case of damages and misconduct from the tenant, landlords ask for rental guarantees. However, this guarantee is mandatory only if the rental agreement mentions it. No law stipulates that tenants must give rental guarantees. They can equal up to three months of rent.
There are three different deposits:
- A transfer on a blocked account on behalf of the tenant;
- Monthly payments by the tenant to the landlord;
- A contract between a financial institution and The Public Centre for Social Action, for example.
Refund of the deposit
Landlords have to give the deposit back to tenants when they move out. The warranty is refunded entirely if the property is in good condition and the tenant always pays the rent on time. This refund is officialized by a letter or a form signed by both parties.
The inventory in Belgium
In Belgium, an inventory has to be made when a new tenant moves in and out. Both the landlord and the tenant have to be there. The landlord needs to check the accommodation is in good condition before a new tenant moves in. If the accommodation isn't livable, tenants can ask landlords to fix the issues. The inventory has to be filed via a document, dated, and signed by both parties. The inventory is part of the tenancy agreement.
The same inventory is made when a tenant moves out. This checks that they've left the accommodation in a good state for the next tenant.
The rent in Belgium
There's no law regarding rent in Belgium. Landlords are free to set up the rent amount themselves. However, authorities have created a rent calculator. It allows tenants to know what amount they'd pay for accommodation, depending on the set price of the contract, the date when it's signed, and when the tenant moves in.
Every year, landlords can raise the rent if the cost of living increases. They're required by law to inform you by writing.
Tenants must also pay for any charges (water bills, gas, electricity, and communal area upkeep.) They can also deliver it as a fixed amount added to the rent. The amount would've been determined in the tenancy agreement.
Do note that you're also expected to pay for most minor repairs. While this is an added burden as a renter, there's an upside: you have more freedom when decorating your accommodation.
Taxes for tenants in Belgium
Withholding taxes apply on rented properties in Belgium, but only landlords are entitled to pay them. Therefore, asking a tenant to pay taxes on a tenancy agreement is illegal.
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