The Rental Guarantee in Belgium
Maximum Amounts by Region
| Region | Maximum (all forms) |
|---|---|
| Brussels | 2 months' rent (since Nov. 2024) |
| Wallonia | 2 months (blocked account) or 3 months (bank guarantee) |
| Flanders | 3 months' rent (all forms) |
The 4 Forms of Guarantee
1. Individualised Blocked Account (most common)
- You deposit the amount in a blocked bank account in your name
- Neither you nor the landlord can withdraw the money alone
- The interest belongs to you
- Release at end of lease: mutual agreement or court decision
2. e-DEPO (Deposit and Consignment Office)
- Free service from the FPS Finance, accessible via MyMinfin
- You deposit the guarantee directly with the State (no bank needed)
- No opening or management fees
- Ideal if your bank charges for opening a blocked account
- More info: FPS Finance — e-DEPO
3. Bank Guarantee
- The bank acts as guarantor for you
- You repay gradually (monthly instalments over max 3 years)
- Useful if you don't have the amount available immediately
- The bank cannot refuse if you have a regular income
4. Guarantee via the CPAS
- For people in financial difficulty
- The CPAS acts as guarantor to the landlord
- Contact the CPAS of your municipality to apply
How to Set Up the Guarantee?
| Step | Action | Documents Needed |
|---|---|---|
| 1 | Choose the type of guarantee | — |
| 2 | Go to the bank | Signed lease + identity card |
| 3 | Open the blocked account | The bank handles this |
| 4 | Give the certificate to the landlord | Bank certificate |
Recovering the Guarantee at End of Lease
Ideal Scenario (no damage)
- Exit inventory with no remarks
- You and the landlord sign a release document
- The bank releases the funds within 1 to 2 weeks
In Case of Damage
| Situation | What Happens |
|---|---|
| Minor damage accepted | Agreement on the amount to deduct, the rest is returned to you |
| Disagreement on damage | Independent expert or justice of the peace |
| Landlord refuses to release | Formal notice → justice of the peace |
Deadlines
- Mutual agreement: release within 1-2 weeks
- No response from landlord: send a registered letter, then refer to the justice of the peace after 15 days
- Limitation period: the action is time-barred 1 year after the end of the lease
Your Essential Rights
- ✅ The guarantee is in your name (not the landlord's)
- ✅ The interest belongs to you
- ✅ The landlord cannot use the guarantee for the last months' rent (unless written agreement)
- ✅ In case of dispute, the justice of the peace decides (quick and inexpensive procedure)
- ❌ The landlord cannot demand cash payment
- ❌ The landlord cannot withhold the guarantee without justification
Special Cases
Shared Tenancy
- Clarify the distribution in the co-tenancy pact
- If a co-tenant leaves, the guarantee is only released at the end of the lease (unless agreed otherwise)
- Solution: the new co-tenant reimburses their share to the departing one
Change of Landlord
- The guarantee remains blocked — the new landlord takes over the rights and obligations
- You don't need to do anything
Unregistered Lease
- Your rights to the guarantee remain the same
- But you can additionally leave without notice or compensation
What to Do if the Landlord Refuses to Release?
- Registered letter — request release with a 15-day deadline
- Conciliation — propose mediation (free at the justice of the peace)
- Justice of the peace — quick procedure, court fees only (~€40)
- Legal aid — if your income is limited, you are entitled to free legal aid
Official Links
- Brussels Housing — Rental Guarantee — Brussels rules
- SPW Housing — Wallonia — Walloon rules
- Woninghuur Vlaanderen — Huurwaarborg — Flemish rules
- Belgium.be — Housing and Rental — Federal framework
- CPAS — Find your CPAS — Help with the guarantee
With Selectio, the steps for setting up the guarantee are clearly explained in your personalised onboarding space. Learn more →