Reference rent and abusive rent in Brussels: what landlords need to know

In Brussels, rent is still freely agreed between the parties. But since late 2021, every new lease must state the home's reference rent, and a rent too far from that reference can be challenged.

The reference rent

It is an indicative range calculated by the Region from the location, floor area, type of home, comfort and EPB certificate. It takes a few minutes on loyers.brussels. The lease must state it alongside the rent actually charged. It is not a ceiling: the actual rent may differ.

When is a rent abusive?

A rent is presumed abusive if it exceeds the reference rent by more than 20% without justification, or if the home has substantial quality defects, even below that threshold. The landlord can rebut the presumption by showing comfort or quality features specific to the home or its surroundings.

A tenant who disputes the rent can turn to the Joint Rental Committee, then to the justice of the peace.

Setting a defensible rent

1. Calculate the reference rent before publishing the listing.
2. If you clearly exceed it, document what justifies it: recent renovation, finishes, terrace, view, equipment, energy performance.
3. Make sure the home has no defect that would weaken your position.
4. State the reference rent correctly in the lease.

What BDW Invest does

Every letting starts with a valuation that takes into account the real market and the reference rent. When the proposed rent departs from it, we prepare the evidence that justifies it.

Sources: Bruxelles-J, rent and its control · Official calculator loyers.brussels