Property inventory
Independent property inventory, legally watertight
Photo dossier per room, fixed price based on living area. Protects tenant and landlord.
What it is
What is a property inventory?
A property inventory is an official report of the condition of the property at the start and end of the tenancy. The document describes each room in detail: walls, floors, ceilings, joinery, sanitary fittings, kitchen and general finishing. Existing damage and wear are photographed and described.
A property inventory is legally required at the start of every rental agreement. At the end of the tenancy, the current condition of the home is compared with this initial document. This avoids disputes over the rental deposit and gives each party a clear evidentiary document.
A property inventory is moreover strongly recommended before the start of construction or renovation works that could potentially damage adjacent neighbours (settlement or vibration damage). The document protects both the developer and the neighbours in the event of later damage claims.
Included
Which rooms and elements are inspected?
The price is based on the habitable area of the property. The following rooms are included by default:
- Living room and dining area
- Kitchen including built-in appliances
- Bedrooms
- Bathroom and toilet
- Hallway or entrance hall
- Interior storage
- Office or dressing room
- Furnished attic room
In each room we inspect walls, floors, ceilings, doors, windows, sanitary fittings, kitchen, appliances, heating, electricity and general finishing.
In addition, we record by default all meter readings (gas, water, electricity), we check the legally required smoke detectors and we draw up an inventory of the handed-over keys.
Not included
What falls outside the standard price?
The following parts are not included by default, but can be added on request:
- Unfinished attic or crawl space
- Technical room (boiler room, meter cabinet in a separate zone)
- Common areas of an apartment building
- Home furnishings and furniture (on request, with surcharge)
Indicate during booking which extra parts you want included, and we will draw up an adapted proposal.
Method
How does the visit proceed?
- Preparation: you have the keys and any documentation ready (previous property inventory and plans).
- Site visit between 45 and 150 minutes depending on the area.
- Extensive photo documentation of the general condition, including detail photos of any existing defects or wear.
- Written description per room: walls, floor, ceiling, joinery, sanitary fittings, kitchen.
- Report within 5 working days after the visit, ready to attach to the rental contract.
- At the end of the tenancy: contradictory comparison and re-inspection at a fixed flat rate.
Wetgeving
Property inventory legislation in Belgium
In Belgium, the property inventory has evolved from an old civil-law recommendation into a legally required instrument for every rental. Below are the key moments in the legislation.
Beweeg over een bolletje om de wetgeving te ontdekken.
- 1804Federal
Civil Code (Code Napoleon)
Article 1730 of the Civil Code mentions for the first time the possibility of a property inventory at rental.
The Belgian Civil Code, based on the Code Napoleon, historically already provides the possibility to document the condition of the property at the start of the tenancy. For a long time it was not an obligation but was recommended by notaries.
- 1991Federal
Residential Tenancy Act
The law of 20 February 1991 requires a detailed property inventory for primary-residence tenancies.
For the rental of a primary residence, a property inventory is legally anchored. It must be contradictory (in the presence of both parties), detailed and dated. It is registered together with the rental contract.
- 2007Federal
Tightening of contradictory drafting
Amendment to the Civil Code: in the absence of a property inventory, the tenant is presumed to have received the property in good condition.
The amendment makes it legally risky not to draw up a property inventory: without a document, the tenant is deemed to have received the property in perfect condition, meaning they must return it in the same condition at the end of the tenancy.
- 2014Federal
Sixth state reform
Competence over tenancy legislation is transferred from federal to the regions.
From 1 July 2014, residential tenancy is a regional competence. Flanders, Brussels and Wallonia can each issue their own rental rules. The federal law of 1991 remains temporarily in force pending regional decrees.
- 2019Flanders
Flemish Residential Tenancy Decree
The new Flemish Residential Tenancy Decree enters into force on 1 January 2019.
The decree replaces the federal law for rental contracts concluded from 1 January 2019 in Flanders. The property inventory remains strongly recommended, but the strict rules on drafting become more flexible. In practice, a detailed property inventory has become indispensable to avoid disputes.
- 2019Flanders
Student tenancy recognised
The decree provides specific rules for student rooms.
For student tenancies (room contracts), specific rules apply: shorter terms, limited rental deposit and specific termination arrangements. A property inventory remains essential here too, and in practice appears with every student letting agent.
- 2023Flanders
Refinement of short-term tenancy
Update of the decree for short-term rental contracts and housing quality
Adjustments to notice periods and to minimum housing quality requirements. The property inventory gains heightened importance in disputes about housing quality, because the document objectively records whether a defect existed at the start of the tenancy.
- 2024+Flanders
Practice today
A detailed property inventory is legally required at rental and must be registered together with the rental contract.
Independent drafters offer the highest legal certainty for both parties. The document is registered together with the rental contract with the FPS Finance (e.g. via MyMinfin), for which the tenant generally has 2 months.
Tips
Four practical tips for landlords
- Always have the property inventory drawn up by an independent party. Impartiality strengthens its legal weight.
- Schedule the visit before the tenant brings in their furniture. Empty rooms give the best view of floors, walls and ceilings.
- Keep the document together with the rental contract and send a copy to your insurance broker.
- Make sure the property inventory is legally registered together with the rental contract within two months (e.g. via MyMinfin).
Fixed prices property inventory
All listed rates are total prices including 21% VAT. In a rental agreement, this amount is by default legally split 50/50 between tenant and landlord.
| Type | Prijs incl. btw |
|---|---|
| Student room1 room, move-in | 140 EUR |
| Student room1 room, move-out | 120 EUR |
| Studioliving area incl. sleeping nook | 220 EUR |
| Apartmentup to 2 bedrooms | 280 EUR |
| House / terraced houseup to 4 bedrooms | 350 EUR |
| Villa / exceptional property | on quote |
| Commercial / retail unitbase + € 2 / extra m² | from 200 EUR |
| Office spacebase + € 2 / extra m² | from 200 EUR |
| Industrial / warehousebase + € 200 / extra 100 m² storage | from 200 EUR |
| Structural property inventory — adjacent apartmentbefore works start (ABR) | 300 EUR |
| Structural property inventory — adjacent housebefore works start (ABR) | 350 EUR |
Surcharges: extra bedroom apartment (from 3rd) or house (from 5th): + € 60 per room. Furnished property (studio/apartment): + € 100. Furnished property (house): + € 200. Garden > 60 m²: + € 60. Rush within 48 hours: + € 55. Evening, Saturday or Sunday: + € 45. Second visit or re-inspection: from € 75.
Ready to book?
Fixed price, certificate within 7 business days, pay after the visit.