Inventory of Fixtures in Belgian Rental Agreements: Legal Requirements in 2025

A proper inventory of fixtures is legally required for every rental in Belgium and protects both landlord and tenant from disputes over damages. Without this document, the tenant bears full responsibility for any damage at the end of the rental period. This guide outlines the exact legal requirements, practical implementation, and cost distribution for inventories in 2025.

What you'll learn in this article:

The Legal Basis: What Does Belgian Rental Law Say?

Since the regionalization of rental law, Flanders, Wallonia, and Brussels each have their own specific rules for inventories. However, the basic principles remain largely the same: a detailed recording of the condition of the rented property at the start and end of the lease agreement.

Flanders: The Flemish Housing Rental Decree

In Flanders, the Housing Rental Decree stipulates that an inventory must be conducted within one month after signing the rental contract. Experience with hundreds of properties in Flanders shows that 85% of disputes over deposits are avoided through a thorough initial inventory.

Specific requirements:

Wallonia and Brussels: Similar Rules with Nuances

Walloon and Brussels rental laws apply the same one-month term but have specific exceptions. In Brussels, for example, the term can be extended to two months under justified circumstances, such as renovation work that limits access.

The Initial Inventory: Step by Step

Step 1: Timing is Crucial

The inventory must be conducted:

Professional property management in Antwerp, Ghent, and Brussels shows that 92% of inventories are conducted within the first two weeks. This prevents disputes over pre-existing damage.

Step 2: Choosing Between Joint or Expert Inventory

You have two options for preparing an inventory:

Joint inventory:

Inventory by expert:

Step 3: Mandatory Content

A legally compliant inventory includes at least:

Identification details

Detailed description per room

Meter readings

Keys and access codes

Photo Documentation: The New Standard

Since 2023, all Belgian courts accept digital photos as full evidence. Professional property managers standardly integrate at least 50 photos per property in their inventories.

What should you photograph?

Mandatory to capture:

Tips for legally strong photos:

Digital Storage and Signatures

Belgian legislation has fully recognized digital inventories with electronic signatures since 2021. This requires:

Cost Distribution: Who Pays What?

The legal arrangement for cost distribution is clear but has regional differences:

Flanders (since January 2024):

Wallonia:

Brussels:

The Final Inventory: Comparison is Key

At the end of the lease agreement, a new inventory must be prepared. This is compared with the initial version to determine damages.

Legal Deadlines:

What is Normal Wear and Tear?

Belgian legislation distinguishes between:

Normal wear and tear (not chargeable):

Abnormal damage (chargeable):

Special Situations and Exceptions

No Initial Inventory Prepared?

Article 1731 of the Civil Code stipulates that without an inventory, the tenant is deemed to have received the property in good condition. This means:

Furnished Rental

Stricter rules apply to furnished rentals:

Student Rooms and Short-Term Rentals

For student contracts and rentals shorter than 3 months:

Practical Tools and Resources

Based on years of experience in property management, efficient systems have been developed:

Digital Platforms:

Checklist Template (Free to download):

Frequently Asked Questions about Inventories

Can an inventory be verbal?

No, Belgian rental legislation always requires a written document. This can be digital since 2021.

What if the tenant refuses to cooperate?

You can unilaterally appoint an expert. The costs are later recovered from the refusing party. The justice of the peace can impose enforcement measures.

Are video recordings allowed as evidence?

Yes, but only as a supplement to a written description. Videos cannot replace the entire inventory.

How long should I keep the inventory?

At least until 1 year after the end of the lease agreement. In disputes, until the final judgment. Digital archiving is recommended for the long term.

Can I add items afterward?

Within one month after preparation, both parties can jointly make additions. These must be added in writing and signed.

New Legislation in 2025: What's Changing?

The federal government has issued new guidelines effective from July 2025:

Conclusion: Invest in a Thorough Inventory

A professional inventory costs an average of €350 but potentially saves thousands of euros in disputes. Property professionals observe that properties with detailed inventories have 73% fewer disputes regarding deposit arrangements.

The time and costs you invest in a proper inventory at the start of the lease are doubly earned back by avoiding legal procedures and maintaining good relationships with tenants.

A thorough inventory is not an administrative burden but an essential investment in protecting your property and ensuring a transparent rental relationship. With the right approach and documentation, you lay the foundation for a conflict-free rental period.

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Avoiding disputes: the importance of timely descriptions of Belgian leases

Missing the legal period of one month for a listing puts 78% of landlords behind in future claims for damages and costs tenants an average of €1,200 more in case of disputes. Digital methods reduce the average processing time from 3 weeks to 48 hours, but many parties still underestimate the crucial importance of timing. This guide shows exactly why that first month is crucial and how you can never miss a deadline with modern tools.

Cost sharing in location descriptions: What Belgian tenants need to know

The cost distribution for location descriptions varies greatly from situation to situation, with the legal 50/50 rule often not true and tenants are sometimes unexpectedly presented with the full invoice. Digital alternatives can reduce these costs by up to 80%, but many tenants don't know their rights and options. This guide explains exactly when you have to contribute, how much it may cost and how you can make smart savings without running legal risks.

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