The Property Inventory in Belgium

When Is It Carried Out?

The property inventory must be carried out at two points:

1. At entry (entry inventory) — Before or at the time of key handover, ideally on moving day.
2. At exit (exit inventory) — On the last day of the lease or when handing the keys back to the landlord.

Legal Obligation

In all three Belgian regions, the entry inventory is mandatory for primary residence leases. Without an entry inventory, the tenant is presumed to have received the property in the condition it is found at exit (presumption in favour of the tenant).

Who Pays?

Amicable Inventory (between the parties)

If the tenant and landlord carry out the inventory together, each pays their share (in practice, it's free as no expert is involved).

Inventory by an Expert

If an independent expert is appointed:

• Costs are shared equally between tenant and landlord
• Average cost: between €150 and €350 depending on the size of the property
• The expert must be independent (surveyor, architect, or certified property expert)

Regional Specificities

What to Check During the Inventory?

Complete Checklist

Systematically check the following elements:

Room by room:

• Wall condition (cracks, stains, holes)
• Floor condition (scratches, stains, wear)
• Ceiling condition
• Windows and glazing (seals, mechanisms, double glazing)
• Doors (closing, locks, handles)
• Electrical sockets and switches (functioning)
• Radiators and heating
• Lighting (functioning)

Kitchen:

• Household appliances (condition and functioning)
• Taps (leaks, pressure)
• Worktop and cupboards

Bathroom:

• Taps and shower/bathtub
• Seals (mould, waterproofing)
• Ventilation

General:

• Meters (water, gas, electricity) — index readings
• Number of keys handed over
• Letterbox
• Common areas (if applicable)
• Smoke detectors (mandatory)

Practical Tips

• Take dated photos of each room and any defect noted
• Test everything: turn on taps, switch on lights, check sockets
• Note the details: even small defects (scratch on the floor, mark on a wall)
• Don't sign under pressure: you have the right to take your time
• Ask for extra time: if you can't check everything on the day, request a supplement in the following days

In Case of Dispute

Disagreement on the Exit Inventory

If you disagree with the landlord's findings at exit:

1. Don't sign the exit inventory if you contest certain points
2. Propose an independent expert to settle the matter
3. Send a registered letter detailing your objections
4. Refer to the justice of the peace if no agreement is reached

Normal Wear vs Tenant Damage

The tenant is not responsible for normal wear:

• Slight wall discolouration due to sunlight
• Normal floor wear in high-traffic areas
• Yellowing of bathroom seals over time
• Small nail holes for hanging frames (reasonable number)

The tenant is responsible for tenant damage:

• Large holes in walls
• Burns on floors or worktops
• Broken windows
• Water damage caused by negligence

Limitation Period

The action for repair of tenant damage is time-barred after 1 year from the end of the lease.

Official Links

• Brussels Housing — Brussels regulations on property inventories
• SPW Housing — Renting in Wallonia — Obligations in Wallonia
• Woninghuur Vlaanderen — Flemish rules
• Belgium.be — Housing and Rental — Federal information on leases