Your questions,honestly answered.

A correctly priced property in Herentals or Zandhoven typically sells within 45 to 90 days. At De Steenboer, we achieve a sale within that timeframe for 81% of our properties, thanks to targeted marketing and local market expertise. Selling time depends on asking price, property condition, season, and presentation. Spring and autumn are traditionally the strongest periods, but with the current limited supply in the Kempen region, properties sell quickly year-round. Professional photography and correct pricing are the most important factors for a fast sale.

Agent commission in the Herentals and Zandhoven area averages 2% to 3% of the sale price, plus 21% VAT. For a property worth €350,000, this amounts to €7,000 to €10,500 plus VAT. At De Steenboer, we charge a transparent commission that includes professional photography, online marketing, and full legal guidance up to the notary. Drone footage is available as an optional, paid add-on. We work on a 'no cure, no pay' basis: you only pay upon successful sale. Compare not just on price, but also on service, marketing approach, and sales results.

In Flanders, you need at least four mandatory documents: an EPC certificate (€150–€250), a soil certificate via OVAM (€67), an electrical inspection report (€150–€200 if older than 25 years), and the post-intervention file. Since 2022, an asbestos certificate is also mandatory for homes built before 2001. Optional but recommended are urban planning information and a cadastral extract. Total certificate costs run €400–€1,000. At De Steenboer, we help you gather all documents to ensure your sales file is fully in order.

Selling through an agent typically yields 5 to 10% more than private sales, even after deducting commission. An agent offers professional photography, broad marketing across all property portals, legal guidance, and negotiation expertise. With private sales, you save the commission but miss market knowledge, professional presentation, and face more legal risks. Especially for complex cases — such as post-inheritance sales, divorce, or building code violations — professional guidance is strongly recommended. We guide you from valuation to signing at the notary.

Focus on first impressions: declutter, depersonalize, and clean thoroughly. Fix minor issues like loose door handles or leaking taps, freshen walls with neutral colors, and maintain the garden and facade. Avoid major renovations just before selling — cosmetic improvements yield 150–200% return, while a new kitchen or bathroom only recovers 50–70% of the investment. A tidy, bright, and fresh home sells faster and for a higher price. At De Steenboer, we give you personal advice on which improvements will yield the most in your situation.

As a seller, you pay relatively little: agent commission (2–3% + VAT), costs for mandatory certificates (€400–€1,000), possible mortgage cancellation at the notary (€500–€1,000), and a small share of administrative costs. Registration fees and the notary's fee are paid by the buyer. As a seller, expect total costs of 3–5% of the sale price. At De Steenboer, everything is included in our commission: professional photography, marketing, viewings, and full administrative guidance.

On your family home, you pay no capital gains tax in Belgium, provided you lived there for at least 12 months before selling. For a second residence or investment property, a speculation tax of 33% applies on the capital gain if you sell within 5 years of purchase. After 5 years, this drops to 16.5%, and under certain conditions there is full exemption. For inherited properties, specific rules apply: the fiscal value at inheritance serves as the purchase price. Always consult a tax advisor for your personal situation.

The sales agreement or compromis is the binding contract between buyer and seller, signed once both parties agree on price and conditions. It contains party details, property description, sale price, suspensive conditions (usually a financing contingency), and a penalty clause of typically 10%. After signing, the buyer has a maximum of 4 months to complete the notarial deed. At De Steenboer, we draft the compromis and guide you through every step until the transfer at the notary.

All heirs must agree to the sale and asking price. First, you need to file the inheritance declaration (within 4 months of death in Flanders). There's no waiting period to sell, but inheritance tax must be paid or guaranteed. A quick sale after inheritance can be tax-advantageous since the capital gain relative to the declared value is limited. In case of disagreement between heirs, the justice of the peace can order a 'forced partition.' We have extensive experience with these sensitive situations and ensure discreet, professional handling.

During a divorce, the family home must be sold or bought out by one partner. Both partners must agree to the sale and asking price — even in contentious divorces. A neutral agent can mediate and ensure an objective market value through reference properties. Sale proceeds are divided according to ownership ratio or the divorce agreement. At De Steenboer, we have experience with these sensitive cases and guarantee a discreet, neutral approach that protects both parties.

The average price for a house in Herentals in 2026 is approximately €330,000, a 3.3% increase compared to 2025. For apartments, the average price is around €237,000. By comparison, in neighboring Zandhoven you pay an average of €382,000 for a house, making the Kempen one of the most attractive regions for buyers seeking value. These figures are based on Statbel data and our own transactions. Factors influencing prices in Herentals include proximity to the center, EPC label, plot size, and maintenance condition. Properties with a good energy label (A or B) are 10 to 15% above average. Limited availability of move-in ready homes drives prices further up. Want to know what your specific property is worth? At De Steenboer, we offer a free, no-obligation valuation based on current reference properties in your area.

As a seller in Belgium, you need to account for several costs. Agent commission typically runs 2 to 3% of the sale price, plus 21% VAT. Then there are mandatory certificates: an EPC certificate (€150–€250), a soil certificate via OVAM (€67), an electrical inspection (€150–€200), and since 2022 an asbestos certificate for homes built before 2001 (€400–€600). The notary charges administrative fees of approximately €3,000 to €5,000, mostly borne by the buyer, but as seller you pay mortgage cancellation if applicable (€500–€1,000). Optional but recommended are urban planning extracts and a conformity certificate. In total, seller costs amount to 3 to 5% of the sale price. Important: registration fees and notary fees are paid by the buyer. At De Steenboer, marketing costs — photography, online ads — are included in our commission. Drone footage is available as an optional, paid add-on.

The Kempen region is a strong seller's market in 2026. Property prices rose 3.3% compared to last year, and supply remains limited — there are structurally fewer properties for sale than there are buyers. Average selling time for a correctly priced property is 45 to 55 days, which is historically fast. Interest rates have stabilized after the 2023-2024 increases, largely preserving buyers' borrowing capacity. Additional advantage: the renovation obligation for properties with poor EPC labels drives buyers toward move-in ready homes, further supporting prices for well-maintained properties. Seasonally, spring (March–June) and autumn (September–November) are the strongest periods, but due to scarcity, properties in the Kempen currently sell well year-round. Uncertain? Request a free valuation — then you'll know exactly what your property is worth today.

The right asking price results from the comparative method: your property is compared with recently sold, similar properties in the same area. Key factors are location (street, neighborhood, amenities), living area and plot size, number of bedrooms and bathrooms, maintenance condition and renovations, EPC label, and extras like garage, garden, or terrace. Many sellers make the mistake of starting too high, reasoning 'we can always lower it.' But a price set too high costs you on average 5 to 10% on the final sale price, because the property misses the crucial first weeks and buyers become suspicious after price reductions. Conversely, a correct price sometimes leads to bids above asking price. At De Steenboer, we always base our valuation on at least 5 concrete reference properties from the Kempen that we discuss with you, so you can trust the price.

An estate agent and a notary each have a clearly defined role in property sales. The agent is your commercial partner: they estimate the value, handle marketing (photos, ads, viewings), negotiate with potential buyers, and guide you to the compromise. The notary is the legal specialist: they draft the authentic deed, verify the property title, handle the cadastral transfer, and collect registration fees for the government. Both are needed in a sale, but the agent is strictly optional — you can sell without an agent, but not without a notary. In practice, an agent yields on average 5 to 10% more than private sales, even after deducting commission, thanks to broader reach, professional presentation, and negotiation experience. Both buyer and seller choose their own notary; costs for the buyer are identical regardless of the number of notaries.

In Flanders, there are three main types of rental agreements. The standard 9-year residential lease is the default for primary residences and offers the most tenant protection. There is also the short-term lease of maximum 3 years, which can be renewed once. Finally, there is the co-tenancy agreement for cohabiting partners. Since the 2019 Flemish Housing Rental Decree, stricter rules apply regarding notice periods, rental deposits, and housing quality. At De Steenboer, we draft your rental contract according to the most recent legislation.

The right rental price depends on location, surface area, maintenance condition, energy performance, and the local market. In the Herentals and Zandhoven area, average rental prices for a property range between €800 and €1,400 per month, depending on the type. A price too high leads to longer vacancy, while a price too low costs returns. Compare with similar properties in the area and consider the EPC label — properties with label A or B justify a higher rent. At De Steenboer, we prepare a market-rate rental price analysis based on current comparable properties.

Thorough tenant screening is the best protection against rental arrears and damage. We verify candidates' income (rule of thumb: rent should not exceed 1/3 of net income), request references from previous landlords, and check employment status. Additionally, we evaluate the candidate's motivation and plans. In Belgium, discrimination in selection is legally prohibited — selection may only be based on objective, permitted criteria. At De Steenboer, we typically find a reliable tenant within 3 weeks.

In Flanders, the rental deposit may not exceed 3 months' rent. There are three legal forms: deposit in a blocked account in the tenant's name (most common), a bank guarantee where the bank advances the deposit in monthly installments, or a guarantee through the OCMW for vulnerable tenants. The deposit must be released within 3 months after the lease ends, provided a correct exit property inspection. Both parties must agree to the release. In case of damage, the landlord can claim (part of) the deposit.

The rent may be indexed annually on the anniversary of the rental agreement, but this does not happen automatically — the landlord must request it in writing. Indexation is calculated based on the health index using the formula: base rent × new index figure / starting index figure. Since 2022, Flanders has imposed restrictions for properties with poor energy labels: indexation is not allowed for label E or F, and only partially for label D. You can calculate the indexation via the rental calculator on the FPS Economy website.

The main rule in Belgium is clear: the landlord pays for structural repairs and wear from aging (roof, heating boiler, sewage, facade). The tenant pays for minor maintenance and repairs from their own use (unclogging drains, replacing light bulbs, garden maintenance). The Flemish Housing Rental Decree contains an indicative list clarifying the division. Gray areas exist, for example with a broken heating boiler — is it wear or poor maintenance? A thorough property inspection at move-in prevents many disputes later.

In Belgium, rental income from individuals is not taxed on the actual rent, but on the indexed cadastral income (KI) increased by 40%. This is added to your other income and taxed at the marginal rate (up to 50%). When renting to a company or for professional purposes, taxation is on actual rental income, minus a flat-rate expense deduction of 40%. You pay property tax annually regardless. The difference in tax burden can be significant — seek advice from a tax advisor.

With a standard 9-year lease, the landlord can give notice with 6 months' notice period, but only for three reasons: personal use (or use by family up to the 3rd degree), major renovation (with building permit and at least 3 years' rent value in works), or without motive (with compensation of 9 to 18 months' rent, depending on timing). With a short-term contract (max 3 years), early termination by the landlord is generally not possible. Always respect legal notice periods to avoid damage claims.

Yes, as an apartment owner in co-ownership, you may rent it out unless the base deed or co-ownership regulations explicitly prohibit it. Watch for restrictions such as bans on short-term rentals (Airbnb) or obligations regarding pets. As owner, you remain responsible for common charges and must inform the tenant about the household rules. The building manager must be notified of the rental. At De Steenboer, we always check the base deed before you rent out.

With furnished rental, you rent the property with contents — furniture, kitchen equipment, and sometimes linens. The lease is then a 'furnished property rental,' with different termination rules and typically a higher rent (20–30% more). The contents must be documented in a detailed inventory during the property inspection. With unfurnished rental, you only rent the property itself. Furnished rental is interesting for expats, students, or temporary tenants, but requires more management and furniture maintenance.

Rental prices in the Kempen region vary significantly depending on property type, location, and EPC label. In 2026, average monthly rents are: a house in the Herentals-Zandhoven area yields €900 to €1,400, a 2-bedroom apartment €700 to €1,000, and a studio €500 to €700. Factors determining rent include living area, number of bedrooms, finish quality, EPC label (label A or B justifies 10-15% higher rent), garage or parking availability, outdoor space, and proximity to public transport and amenities. A rent set too high leads to longer vacancy — each month of vacancy costs more than a slightly lower rent. At De Steenboer, we prepare a market-rate rental price analysis based on current comparable properties, ensuring maximum returns without unnecessary vacancy.

As a landlord in Flanders, you must comply with a series of legal obligations. First, the property must meet minimum housing quality standards — a conformity certificate proves this, though it's not mandatory in every municipality. You need a valid EPC certificate to provide to the tenant. Smoke detectors are required on every floor, preferably in hallways and near bedrooms. A property inspection must be prepared within the first month of the lease, at shared cost. The rental contract must be registered with the FPS Finance within 2 months of signing — this is free for residential leases. The rental deposit (maximum 3 months) goes into a blocked account. Indexation restrictions apply for properties with label D, E, or F. You're responsible for structural maintenance (roof, facade, heating system). Non-compliance can lead to fines and invalidation of certain contract provisions.

Prevention is the best protection against rental arrears. Start with thorough tenant screening: verify income (rule of thumb: rent should not exceed one-third of net income), request references from previous landlords, and verify employment. Always require a 3-month rental deposit in a blocked account — this is your first buffer. Consider rental guarantee insurance (€150–€300 per year), covering up to 18 months of arrears. Draft a watertight rental contract with clear payment terms and penalty clauses. At the first missed payment: react immediately. Send a written notice by registered mail within 5 days. After 2 months of arrears, you can request contract dissolution through the justice of the peace. Unfortunately, the full process takes 3 to 6 months through the courts. At De Steenboer, we screen tenant candidates thoroughly and advise you on the best protection measures.

The difference between a short (max 3 years) and a standard (9-year) rental contract in Flanders is significant. With a 9-year contract, the tenant has strong protection: they can terminate at any time with 3 months' notice, with compensation in the first 3 years (3, 2, or 1 month's rent). The landlord can only terminate with 6 months' notice and exclusively for three legal reasons: personal use, major renovation, or without motive (with substantial compensation). With a short-term contract (1, 2, or 3 years), rules differ: neither tenant nor landlord can terminate early, unless the contract explicitly provides for this. The contract ends automatically at the end date, with 3 months' notice. A short contract can be renewed once at most, but total duration cannot exceed 3 years. If exceeded, it automatically becomes a 9-year contract. Each type has pros and cons — a short contract offers flexibility, a long contract offers stability.

Yes, you may sell your rented property, but the existing rental agreement remains in force and automatically transfers to the new owner. The buyer assumes the landlord's rights and obligations. With a registered lease, the tenant has full protection and the new owner cannot simply terminate the contract. With an unregistered contract, the buyer has more options, but legal limitations still apply. Practically, a tenant's presence impacts the sale price: investors appreciate guaranteed rental income, while owner-occupiers expect a 5 to 15% discount. It's advisable to inform the tenant early and transparently about sale plans — a cooperative tenant makes viewings smoother. You can negotiate with the tenant about early departure, but this cannot be forced. At De Steenboer, we have experience selling tenanted properties and advise you on the best approach.

Your property's market value is determined through the comparative method: we compare your property with recently sold, similar properties in the same area (reference properties). The main factors are location, living area, plot size, number of bedrooms, maintenance condition, EPC label, outdoor space, and extras like garage or basement. Our experts combine current sales data from the Herentals and Zandhoven region with 30 years of local experience. Our valuations deviate on average less than 5% from the final sale price.

The EPC score has a significant impact on property value in Flanders. A property with label A or B can fetch 5 to 15% more than a comparable property with label E or F. This is because buyers increasingly factor in energy costs and the legal renovation obligation: properties with label E or F must be renovated to at least label D within 5 years of purchase. This depresses prices but also offers opportunities for sellers who first invest in insulation or a heat pump. Our valuations explicitly account for the energy label.

A free valuation by an agent is a market value assessment intended for sale, based on reference properties and local market knowledge. An official appraisal is prepared by a certified expert appraiser and has legal evidential value. This is needed for inheritance, divorce, tax matters, or court proceedings. An appraisal costs €300–€600, an agent's valuation is free. For a regular sale, an agent's valuation is more than sufficient. At De Steenboer, we offer both free valuations and official appraisals.

Online valuations give a rough indication with a margin of error of 10 to 20%. They rely on general statistics and cadastral income but miss crucial information: maintenance condition, recent renovations, exact position within the street, light exposure, views, and unique features. A corner house with garden can be €30,000 more valuable than the identical terraced house next door. Use online tools as initial orientation, but for an accurate selling price, trust a local expert who visits your property in person.

The real estate market in the Kempen region remains stable with a gradual price increase of 3 to 5% per year. The average property price in Herentals is around €320,000, in Zandhoven around €370,000. Demand exceeds supply, especially for move-in ready properties with a good energy label. Apartments and plots have become scarcer and more expensive. The Kempen benefits from good accessibility (E313, E34) and its green character, attracting families from Antwerp. We closely monitor the local market and advise you on the right time to sell.

Cosmetic improvements offer the best returns: painting (150–200% return), a tidy garden (€5,000 investment can yield €15,000 extra), and minor repairs. Energy renovations like roof insulation or new windows improve the EPC label and increase value by 5–15%. Major renovations like a new kitchen (50–70% return) or bathroom are rarely profitable just before selling. The key is investing in first impression and energy label. At De Steenboer, we advise you specifically on which improvements will maximize added value in your situation.

An asking price too high is the biggest mistake in property sales. Your property gets the most attention in the first 2 to 3 weeks on the market. With a price too high, you miss this crucial 'honeymoon period' and don't attract serious buyers. After price reductions, buyers think something is wrong with the property, causing them to bid lower. Statistically, properties listed for 60+ days sell for 5 to 10% less than correctly priced properties. Better to start correctly and potentially sell above asking price.

It's wise to request 2 to 3 valuations for a realistic picture. Note: don't automatically choose the agent with the highest valuation. Some agents deliberately overestimate to win the listing, resulting in longer selling time and ultimately a lower price. Always ask for substantiation with specific reference properties and look at the agent's track record. A reliable valuation is more important than a high one. At De Steenboer, we always show our reference properties and sales results.

Cadastral income (KI) is a fictional rental income set by the tax authorities, based on 1975 rental values (indexed). It's used for calculating property tax and personal income tax. Market value is what buyers are currently willing to pay. There's no direct connection: a high KI doesn't automatically mean high market value. A renovated property with low KI can be worth more than an outdated property with high KI. For the selling price, only the current market value is relevant.

You can request a free valuation in three ways: via the form on our website, by phone (014 22 46 87 for Herentals or 03 464 06 01 for Zandhoven), or by visiting one of our offices. Within 48 hours, one of our experts will contact you to schedule an appointment. The visit takes about 1 hour and is completely non-binding. You then receive a detailed report with the estimated market value and substantiation via reference properties.

The cost of a valuation depends on the type you need. A free market valuation by an agent — such as at De Steenboer — is intended for sales and based on comparable recently sold properties in your area. This is more than sufficient for most sellers. An official appraisal report by a certified expert appraiser costs €250 to €500 and is needed for inheritance, divorce, tax declarations, or court proceedings. This report has legal evidential value and is accepted by courts and notaries. A bank valuation, ordered by the bank for mortgage purposes, costs the buyer €300 to €400 and is delivered directly to the bank. At De Steenboer, we offer both free valuations and official appraisals. Our free valuation includes a personal visit of about 1 hour, analysis of at least 5 reference properties, and a detailed report — completely non-binding.

An online valuation is an algorithm-based calculation using public data: cadastral income, surface area, postal code, and average sale prices in the area. Accuracy is ±15 to 20% — useful as initial orientation, but unreliable for setting a sale price. The algorithm doesn't see what an expert does: the condition of kitchen and bathroom, window and insulation quality, light exposure, views, specific position within the street, and unique features like a separate outbuilding or exceptionally large garden. An on-site valuation by a local expert has an accuracy of ±3 to 5%. The expert compares your property with specific, recently sold reference properties and accounts for all visible and invisible factors. On our website, you can get a first indication through the valuation tool. For an accurate price, we always recommend a visit — it's free and non-binding.

A property's value is determined by an interplay of factors, with location being by far the most important. An identical property can be worth €50,000 more in Zandhoven than in a neighboring, less desirable municipality. After location come: living area and plot size, number of bedrooms and bathrooms, maintenance and renovation condition (kitchen, bathroom, roof, windows), EPC label (label A properties fetch 10-15% more than E/F), garage, carport, or parking availability, outdoor space (garden, terrace, balcony), year built and architectural style, orientation (a south-facing garden adds value), and proximity to schools, shops, public transport, and green areas. Market conditions also play a role: high demand and low supply drive prices up. Less visible factors like noise pollution, flood risk, or building code violations can significantly reduce value. A local expert knows all these nuances.

The real estate market in the province of Antwerp remains healthy in 2026, with an average price increase of 3.3% for properties in Flanders. The Kempen region follows this trend, with specific differences per municipality: Herentals records an average property price of approximately €330,000, Zandhoven €382,000, Geel €310,000, and Turnhout €295,000. The city of Antwerp itself is considerably higher, averaging €350,000 for apartments. Limited supply — fewer new properties come to market than there are buyers — remains the primary price driver. The renovation obligation for properties with poor energy labels creates a divide: move-in ready homes with good EPC labels sell quickly, while properties needing renovation stay on the market longer but offer opportunities for buyers with renovation budgets. The Kempen benefits from excellent accessibility via E313 and E34, its green character, and lower prices compared to the city of Antwerp. We closely monitor local market developments.

No, a valuation is not legally required when selling a property in Belgium. You're free to set your own asking price and put your property on the market. However, a professional valuation is strongly recommended for three reasons. First, a correct valuation prevents pricing too low (losing money) or too high (property sits for months — ultimately yielding a lower sale price). Second, the buyer's bank may require a valuation for the mortgage application. If the bank's valuation comes in lower than the sale price, the buyer can borrow less and you risk the deal falling through. Third, in special situations — inheritance, divorce, tax revaluation — an official appraisal report by a certified expert (€250–€500) is often required or strongly recommended as evidence. At De Steenboer, a market valuation is always free and non-binding.

A property inspection report is a detailed account of the condition of a rented property at the time of tenant move-in or move-out. The document describes each room with photos, the condition of floors, walls, ceilings, windows, doors, and all fixed installations. This document is legally required for every residential rental in Flanders and protects both tenant and landlord in disputes about damage or wear. Without a property inspection, the tenant is presumed to have received the property in good condition.

Since the 2019 Flemish Housing Rental Decree, a property inspection is mandatory for every residential lease in Flanders. It must be prepared during the first month of the lease, in an adversarial manner (both parties present or represented), and at shared cost. At tenant move-out, a second inspection is prepared to compare the condition. Without an entry inspection, the landlord cannot prove damage at move-out and cannot claim the rental deposit for repairs.

The entry inspection documents the property's condition before the tenant moves in — this is the reference point. The exit inspection is prepared when the tenant leaves and compares the current condition with the entry report. The difference between the two determines which damage can be charged to the tenant (beyond normal wear). Normal wear and tear — such as slight wall discoloration or carpet wear — is at the landlord's expense. At De Steenboer, we prepare both reports using the same methodology for a fair comparison.

A professional property inspection by an expert costs on average €200 to €500, depending on the property size and number of rooms. At entry, costs are shared between tenant and landlord (50% each), unless otherwise agreed. At exit, cost allocation is often debated — usually the landlord bears the cost. An inspection by an independent expert is more reliable than a self-prepared document and carries more evidential weight in disputes.

The law allows tenant and landlord to prepare a property inspection together, without an expert. However, a self-made report is often incomplete, lacks objectivity, and has less evidential weight in disputes before the justice of the peace. A certified expert prepares a detailed, impartial report with professional photos, accurate descriptions, and a standardized methodology. At De Steenboer, our experts have years of experience and we deliver a report that holds up in any legal proceedings.

The distinction between damage and normal wear is crucial in the exit inspection. Normal wear includes gradual wall discoloration, light scratches on parquet floors, and carpet wear in walkways — this is at the landlord's expense. Damage from careless use, such as holes in walls, broken tiles, burn marks, or water damage from negligence, is at the tenant's expense. The comparison between entry and exit reports, accounting for the rental period, determines the difference. An independent expert guarantees a fair assessment.

For a furnished property, the inspection covers not only walls, floors, and fixed installations, but also a detailed inventory of all furniture and contents. Each piece of furniture is described (brand, color, condition), photographed, and valued. This is essential because the landlord can demonstrate at move-out which items are damaged, missing, or worn. The inspection of a furnished property is more extensive and therefore usually costs 30 to 50% more than for an unfurnished property.

In case of disagreement about the inspection, both parties can call upon an independent expert who acts as arbitrator. If that doesn't resolve the issue, the matter can be brought before the justice of the peace, who will appoint a court expert to objectively assess the damage. The costs of legal proceedings (€1,000–€3,000) mean it's often more advantageous to reach an agreement through mediation. A professional entry inspection prevents most disputes.

Without an entry property inspection, the legal presumption applies that the tenant received the property in good condition. At move-out, the landlord then cannot file a damage claim, not even through the rental deposit. This risk is entirely borne by the landlord. As a landlord, it's therefore crucial to always have an inspection prepared within the first month of the lease. At De Steenboer, we always recommend a professional inspection — the cost is minimal compared to the potential damage.

At De Steenboer, we usually schedule the property inspection within 5 working days of request. The visit itself takes 1 to 2 hours, depending on the property size. You receive the final report with all photos and descriptions within 48 hours after the visit. In urgent situations — such as a tenant leaving immediately — we can often act faster. Contact us by phone or via the form on our website for a customized quote.

Yes, a property inspection has been legally mandatory for every residential rental agreement in Flanders since 2007, established in the Flemish Housing Rental Decree. The inspection must be prepared during the first month of the lease, in an adversarial manner — meaning in the presence of both tenant and landlord, or their representatives. Costs are shared: each pays half, unless otherwise agreed in the contract. The document describes the condition of each room, including walls, floors, ceilings, windows, doors, and all fixed installations. Photos are essential as evidence. Without an entry inspection, the landlord is legally vulnerable: they cannot demonstrate damage at exit and lose the right to claim the rental deposit for repairs. At De Steenboer, our experts prepare detailed property inspections that hold up in any legal disputes.

The cost of a professional property inspection varies from €150 to €350, depending on property size and number of rooms. For a standard 2-bedroom apartment, expect €150 to €200. A family home with 3 to 4 bedrooms, garage, and garden costs €200 to €300. Larger properties or furnished homes (where a contents inventory is also needed) cost €300 to €500. At entry, costs are legally shared between tenant and landlord — each pays 50%. At exit, the landlord typically bears the full cost. Comparing with the risk makes the choice simple: a €250 inspection can save you thousands of euros in non-recoverable damage at exit. Without an inspection, as a landlord you cannot file any damage claim whatsoever. At De Steenboer, we offer competitive rates and deliver the report within 48 hours of the visit.

A complete property inspection describes the property's condition room by room, with particular attention to all surfaces and installations. Per room, the condition is described for walls (cracks, stains, paint layers), floors (type, wear, damage), ceilings (moisture marks, finish), windows and doors (closure, glazing, frame condition), and built-in furniture like cabinets or countertops. Installation condition is crucial: electricity (outlets, switches, fuse box), plumbing (taps, drains, toilet, shower, bath), heating (type, condition of radiators or underfloor heating), and ventilation. Meter readings for electricity, gas, and water are recorded. Each observation is accompanied by high-resolution photos as irrefutable evidence. Any existing damage or defects are explicitly noted, so they are not charged to the tenant at exit.

If no property inspection was prepared at entry, the consequences for the landlord are significant. According to the Flemish Housing Rental Decree, the tenant is then presumed to have received the property in good condition. This concretely means the landlord cannot demonstrate any damage at exit — even if the tenant drilled holes in walls, damaged floors, or neglected installations. The rental deposit cannot be claimed for repairs, and the landlord must bear all costs themselves. Proceedings before the justice of the peace have little chance of success without an inspection. The only alternative is proving the damage wasn't there at entry, which is virtually impossible without documentation. The message is clear: a €150 to €300 inspection can save you thousands in repair costs. Never skip this — it's a small investment with great returns.

Legally, tenant and landlord are allowed to prepare a property inspection together, without an expert. In practice, however, we strongly advise against this for three reasons. First, self-prepared descriptions often lack the necessary detail: superficial descriptions like 'walls in good condition' don't hold up before the justice of the peace. Second, objectivity is lacking — as landlord, you are a party to the dispute and your description will be viewed with suspicion. Third, self-prepared documents carry less evidential weight in disputes than a report from an independent, certified expert. The cost of a professional inspection (€150–€350, shared with the tenant) is modest compared to potential damage costs you cannot recover without a watertight document. An expert creates standardized reports with high-resolution photos and precise descriptions per room. At De Steenboer, we deliver reports that fully hold up in any legal proceedings.