Understanding Rental Contracts in Belgium
Belgium generally uses two main residential lease formats, short- and long-term contracts. Below is a quick overview to get us started.
Rental Contract Comparison
| Feature | Short-Term Lease | 3-6-9 Lease |
|---|---|---|
| Duration | Up to 3 years | 9 years standard |
| Tenant termination | Allowed | Allowed |
| Notice period | 3 months | 3 months |
| Early termination fee | Applies | Applies during first 3 years |
| Flexibility | Lower | Higher |
Short-Term Contracts
A short-term contract can be renewed once as long as the total rental period does not exceed three years. Landlords generally cannot terminate the contract early. Tenants can terminate early by giving three months' notice and paying compensation.
Early Termination Fee
| When Contract Ends | Fee |
|---|---|
| Year 1 | 1.5 months rent |
| Year 2 | 1 month rent |
| Year 3 | 0.5 month rent |
Important Reminder
A common misunderstanding is that a short-term lease automatically ends at the agreed date. If neither party gives notice three months before the end date, the lease can convert into a nine-year lease. Be sure to keep track of this deadline.
Long-Term (3-6-9) Contracts
A tenant can terminate a 3-6-9 contract at any time by giving three months' notice. During the first three years, compensation may apply.
Early Termination Fee
| When Notice Is Given | Fee |
|---|---|
| First year | 3 months rent |
| Second year | 2 months rent |
| Third year | 1 month rent |
| Year 4 onwards | No fee |
The term "3-6-9" refers to specific moments when landlords may terminate the contract under certain legal conditions.
Model contracts
The model contract is used by De Huurdersbond (the tenants’ association) and is a good reference point as to what should and shouldn’t be in a rental contract. Model contracts are only available in Dutch, but machine translations work pretty well too (we used DeepL for the documents below):
- Model contract short-term (max 3 years) in Dutch and a machine translation in English
- Model contract long-term (3-6-9 years) in Dutch and a machine translation in English
Documents Landlords Commonly Request
Before contacting landlords, prepare digital copies of important documents.
| Document | Why It May Be Requested |
|---|---|
| Passport or ID card | Identity verification |
| Employment contract | Proof of employment |
| Recent salary slips | Demonstrate financial stability |
| Residence permit (if applicable) | Proof of legal residency |
| Previous landlord reference | Rental history |
Having these documents ready often speeds up the application process.
Helpful Dutch Housing Vocabulary
| Dutch | English |
|---|---|
| Huur | Rent |
| Huurcontract | Rental contract |
| Verhuurder | Landlord |
| Huurder | Tenant |
| Waarborg | Rental deposit |
| Plaatsbeschrijving | Inventory report |
| Nutsvoorzieningen | Utilities |
| Opzegtermijn | Notice period |
| Makelaar | Real estate agent |
| Gemeenschappelijke kosten | Common charges |
How can the IHL help with your rental contract?
The IHL team is happy to help explain some of the above information in more detail. We cannot however review your rental contract or any other legal documents. We can point you in the right direction to get help and explain general procedures to help make them more clear.
To get help with this we suggest that you become a member of the Tenant's Union (Huurdersbond) as they are educated and up to date about housing laws.
Frequently Asked Questions
What should you look out for in the rental agreement before you sign it?
Head over to the Huurdersbond for a detailed answer to this question.
What insurance am I required to get as a tenant?
The only required insurance is fire insurance, read more about that here. There are more types you can opt to get, but they are not required. You can get fire insurance through many Belgian banks or an insurance company.
How do I pay the rental deposit (rental guarantee)?
Never pay the rental deposit in cash or directly to the landlord. The laws gives you 4 options, the most common being a blocked account at your Belgian bank. Is the rental guarantee in the contract not the option you want to do, then make sure to ask the landlord to amend the contract before signing. Read the article here for more info.
Does Flemish rental legislation take precedence over my rental contract?
Yes! If there is a clause in your rental contract that is not lawful under rental legislation then the Flemish law will take precedence. Do you need help understanding the law? Reach out to the Tenant's Union (Huurdersbond) or look at one of their model contracts linked above.
What happens if my rental contract is not registered by my landlord?
Your landlord is required by law to register your rental contract. If they do not, then you can terminate your contract without having to observe a notice period or paying the termination fee. You can check whether they have done this by logging onto Myminfin. More info on the Huurdersbond website.
