The principle, common to all three regions
It is a main-residence lease of three years or less, extensions included. For it to end on the agreed date, one party must give notice at least three months before expiry. Without notice, or if the tenant stays on with the landlord’s agreement, it becomes a nine-year lease on the same terms.
It should not be confused with holiday lets by the night: see our guide to short-term holiday rentals.
Differences between regions
| Wallonia | Brussels | Flanders | |
|---|---|---|---|
| Extension | In writing, same terms, within 3 years | Once only, in writing | In writing, within 3 years |
| Tenant leaving early | Any time: 3 months’ notice + 1 month’s rent | Any time: 3 months’ notice + 1 month’s rent | Any time: 3 months’ notice + 1.5, 1 or 0.5 month’s rent depending on the year |
| Landlord ending the lease | After year 1, for personal occupation: 3 months’ notice + 1 month’s rent | After year 1, for personal occupation: 3 months’ notice + 1 month’s rent | Not possible before expiry |
Regional specifics
Wallonia
If the landlord has not registered the lease within two months, the tenant can terminate it without notice or compensation. Wallonia publishes an official model lease with its mandatory annex.
Brussels
A lease of less than six months ends when the agreed term expires. Since 1 November 2024, the landlord can no longer raise the rent between two successive short-term leases, apart from indexation.
Flanders
Only the tenant can end the lease early. Compensation decreases over time: one and a half months’ rent in year one, one month in year two, half a month in year three.
In all regions
- The lease must be in writing and registered by the landlord.
- A detailed check-in inventory is strongly recommended, and often mandatory.
- The rental deposit is capped: see our guide to rental deposits.
Key points
- Three years maximum, with notice three months before expiry to avoid a nine-year lease.
- The tenant can leave at any time, with three months’ notice and compensation.
- In Flanders, the landlord cannot end a short-term lease before it expires.
Sources
- SPW Logement — Model main-residence lease, Wallonia (in French)
- Brussels-Capital Region — Notice template, lease of 3 years or less (in French)
- PIM — Main-residence lease, Brussels-Capital Region (in French)
- Flemish Residential Lease Decree — background (in Dutch)
- Dewaele — Termination by the landlord, Flanders (in Dutch)
This guide provides general information, up to date on the date shown. It does not replace advice from a notary, a lawyer or the relevant authority. Immo4Now is an information website, not an estate agency.