Rental security deposit in Flanders 2026: New rules for long-term room rentals

Moving into a new Flemish city is an exciting adventure, but administrative procedures can sometimes seem complex, especially when it comes to securing your accommodation. At Roomlala, we know that the issue of the security deposit is often a source of stress for both tenants and hosts. In 2026, legislation has continued to evolve to offer an increasingly protective and transparent framework. Whether you are looking to join a lively shared housing in Ghent or rent a peaceful homestay in Antwerp, it is essential to master the rules governing the Flemish rental guarantee 2026. This complete guide aims to decrypt the legal terms, current caps, secure blocking methods, and everyone's rights for you. We support you step-by-step so that your long-term rental experience goes smoothly, in strict compliance with the Flemish Residential Rental Decree (Vlaams Woninghuurdecreet).

Understanding the Flemish rental guarantee caps 2026

The primary residence lease: the strict 3-month rule

In the context of a standard long-term rental law, where the tenant establishes their primary residence in the home, the Flemish legislator has set very clear limits to avoid abuses. In 2026, the legal cap for the security deposit is strictly limited to a maximum of three months' rent. This measure aims to protect tenants against excessive financial requirements while offering reasonable coverage to hosts in the event of rental damage or unpaid rent.

Read also: 2026 Housing Law: What is changing for room rentals in Spain, Local Accommodation 2026: Why choose long-term rentals in Portugal and 2026 property tax: How renting out a homestay can lower your bill

It is crucial to note that this calculation is made exclusively on the basis of the base rent, i.e., excluding common charges or fixed fees for energy. For example, if you rent a spacious room with a rent of 500 euros and 75 euros of monthly charges, the host cannot demand more than 1500 euros for the security deposit, not 1725 euros. Any contractual clause requiring a higher amount is considered null and void by the competent peace courts in Flanders.

At Roomlala, we ensure that the listings published on our platform comply with these legal caps. We always advise our users to read their lease agreement carefully before signing. If a host asks you for a guarantee equivalent to four or five months' rent for a primary residence, you have the right to refuse and rely on the Vlaams Woninghuurdecreet to demand the regularization of the situation.

Let's take a concrete use case: Marc, a young professional, finds a homestay in Leuven for a three-year lease. The rent is 600 euros. The host asks for 1800 euros as a guarantee. Marc knows that this is the legal maximum. He accepts but ensures that the sum will not be handed over directly, a point we will discuss in detail in the next section.

The student lease (kot): the specific 2-month limit

Flanders attracts tens of thousands of students every year, and the "kot" (student room) market is particularly dynamic. For this audience, which is often more financially vulnerable, the legislation has provided an important derogation. If you sign a specific student lease agreement, the security deposit is capped at a maximum of two months' rent, not three.

This distinction is fundamental. It is essential to correctly qualify the type of lease from the start. A student lease generally implies that the tenant proves their status (via a university enrollment certificate) and that they do not register their primary residence at this address, unless explicitly agreed. This protection of a maximum of two months helps reduce the barrier to entry for young people who often have to pay significant expenses at the start of the school year.

Let's imagine Sophie, a French student coming for her Erasmus in Ghent. She finds a superb student room for 450 euros per month. Her host can legally only ask her for a guarantee of 900 euros. If the host tries to pass the contract off as a primary residence lease to demand three months' security deposit, Sophie can challenge this practice, as her student status prevails in the qualification of the contract.

We recommend that Roomlala hosts who specifically target students familiarize themselves with these standard contracts. Offering a proper student lease, with a two-month security deposit, reassures tenants and their parents, speeds up the rental process, and ensures total compliance with Flemish authorities.

How to legally lock your security deposit in Flanders?

Authorized and secure blocking methods

A golden rule that we constantly reiterate at Roomlala: paying the security deposit in cash or directly into the host's personal bank account is totally illegal in Belgium, and particularly monitored in Flanders. Funds must imperatively be protected and isolated from the host's assets. The most classic method remains the blocked bank account in the tenant's name.

To open this blocked account, the tenant and the host must sign a specific document at the bank. The funds are deposited there and generate interest that rightfully belongs to the tenant (capitalized annually). The money can only be released at the end of the lease with the dual signature of both parties, proving that an agreement has been reached following the inventory check upon departure.

However, in 2026, the most recommended and simplest method is the use of the public platform e-DEPO, managed by the FPS Finance (Deposit and Consignment Office). This free service, accessible online via Itsme or an electronic identity card, allows you to deposit the Flemish rental guarantee 2026 in a few clicks. It is an extremely secure solution that avoids the banking fees sometimes applied by certain private institutions.

Here is an example of the procedure: Thomas is about to rent a room. He connects to e-DEPO, creates a new rental guarantee file by indicating the contact details of his future host and the lease data. He makes a transfer to the account of the Belgian State. The host then receives an official notification confirming that the funds are secured. At the end of the lease, the request for release will be done just as simply via the same digital interface.

Financial aid to constitute your guarantee

Constituting a guarantee equivalent to two or three months' rent can represent a major financial hurdle, especially when moving, which already generates many expenses. Fortunately, the Flemish Region has implemented support mechanisms for tenants in difficulty. The most well-known is the zero-interest loan granted by the Vlaams Woningfonds (Flemish Housing Fund).

This loan allows tenants meeting certain income conditions to borrow the exact amount of the security deposit, without any interest. The funds are paid directly into a blocked account, and the tenant repays the Vlaams Woningfonds in small monthly installments over a period of up to 24 months. It is a breath of fresh air for young workers or single-parent families.

In addition, the Public Social Welfare Centres (CPAS / OCMW in Flanders) can also intervene. If the tenant does not meet the conditions of the Vlaams Woningfonds but is in need, the CPAS can provide a bank guarantee letter to the host or advance the funds. The host is thus assured of being covered, while the tenant avoids ending up on the street due to a lack of liquidity.

At Roomlala, we encourage hosts to be open to these devices. Accepting a security deposit constituted via the Vlaams Woningfonds or the CPAS does not diminish your financial security in any way. On the contrary, it demonstrates the serious support of the tenant by public institutions. For example, if you rent a room to a young apprentice supported by the CPAS, you benefit from a solid institutional guarantee while participating in a positive social approach.

Shared housing and homestay lease in Flanders: what are the specificities?

The joint lease agreement (samenhuur) and the solidarity clause

Shared housing, or 'samenhuur' in Flanders, is increasingly successful. But in legal terms, the management of the shared housing security deposit in Belgium fundamentally depends on the structure of the contract. If all flatmates sign a single, unified lease agreement with the host, it is called a joint lease. In this case, the tenants are generally bound by a solidarity clause.

This solidarity means that the host considers the group as a single entity. The rental guarantee is therefore global. The three-month cap applies to the total rent of the house or apartment. The flatmates must arrange among themselves to collect the sum, which they will pay into a joint blocked account (often opened in the names of two representatives of the group) or via e-DEPO.

The major point of vigilance here is that the host can turn against any flatmate for the payment of the entire rent or damages, even if the fault lies with only one member. The global guarantee is used to cover all potential shortcomings. It is therefore essential that flatmates draft a shared housing pact among themselves to define internal responsibilities and the distribution of the security deposit.

Let's imagine a house rented by four friends in Bruges. The total rent is 1200 euros. The maximum guarantee is 3600 euros. Each friend contributes 900 euros. They open a joint blocked account. If one of the friends seriously damages the living room and repairs cost 1500 euros, the host will deduct this sum from the global guarantee at the end of the lease. It will then be up to the friends to arrange for the culprit to reimburse the others. This is why we recommend choosing your flatmates with care!

Individual contracts for homestay rentals

Unlike the joint lease, the homestay lease in Flanders very often takes the form of individual rental contracts. In this model, very popular on Roomlala, the host signs a separate contract with each tenant for their private room and access to common areas (kitchen, bathroom).

The great strength of this system is the legal and financial independence it offers. The security deposit is unique to each tenant. The three-month cap is calculated solely on the rent of the rented room. There is no financial solidarity between the different tenants of the house. If the tenant of room A does not pay their rent, the host cannot in any way touch the security deposit of the tenant of room B.

This method greatly simplifies the management of arrivals and departures. When a tenant leaves their room, they do their own inventory check upon departure with the host. If everything is in order, their personal guarantee is returned to them independently of the presence of the other tenants in the house. This is the format we favor at Roomlala for hosts offering multiple rooms in their primary residence.

Let's take the example of Martine, who rents three rooms in her large house in Hasselt. She has signed three individual leases. Each tenant has blocked their own guarantee on e-DEPO. When Lucas, one of the tenants, decides to leave after two years, Martine only checks Lucas's room and the general condition of the common areas. She validates the release of Lucas's security deposit on e-DEPO without disturbing the contracts of her two other tenants.

Tenant departure and release of the shared housing security deposit in Belgium

The standard procedure for releasing funds

The end of the lease marks the long-awaited (or dreaded) moment of the release of the rental guarantee. The legal procedure requires that an inventory check upon departure be carried out in a contradictory manner, i.e., in the presence of the tenant and the host. This document is then compared to the inventory check upon entry. If no degradation (excluding normal wear and tear) is noted and all rents and charges have been paid, the guarantee must be released in its entirety.

In Flanders, there is no strict legal deadline set to the exact day for the restitution, but the law stipulates that it must be done within a reasonable period (generally estimated at 1 or 2 months maximum by case law) after the return of the keys. If the funds are in a blocked account or on e-DEPO, both parties must sign the release form. In case of disagreement on the amount of the damages, only the undisputed part of the guarantee can be released immediately, with the rest being blocked until the dispute is resolved, either amicably or via the peace court.

We strongly advise our users to prepare for this inventory check upon departure. Tenants, clean the room from top to bottom and fill in any holes in the walls. Hosts, bring the invoices for the charges to make the final counts quickly. Transparency and good faith are the keys to a quick restitution.

If the host refuses to sign the release without a valid reason, the tenant can put them on notice by registered mail. If the blocking persists, free conciliation before the justice of the peace is the first step before a possible contentious procedure. At Roomlala, we find that the majority of rental endings unfortunately go smoothly thanks to good prior communication.

The specific case of the departing flatmate and their replacement

The situation becomes more technical when a single member of a shared housing (under a joint lease) decides to leave the home before the others. According to the Flemish decree, this departing flatmate benefits from a two-month notice period. However, since the rental guarantee is global and joint, the bank or e-DEPO cannot simply release a quarter or a third of the total sum upon simple request.

For the departing flatmate to recover their share of the security deposit, the unanimous agreement of all parties is required: the host, the remaining flatmates, and the departing flatmate. The most common and safest method is to find a replacement. Upon signing the amendment to the lease agreement, the new flatmate pays the equivalent of the guarantee share directly to the departing flatmate. On paper, the names are changed, but the funds blocked at the bank remain intact and continue to guarantee the global lease.

It is imperative to carry out an intermediate inventory check (often limited to the departing person's room and a visual inspection of the common areas) to ensure that the newcomer will not be held responsible for previous damages. Without this intermediate inventory check, the new flatmate risks having to pay for damages caused before their arrival during the final release of the security deposit.

Let's take one last example: Clara leaves her shared housing in Mechelen. She had contributed 800 euros to the common security deposit pot. Julien replaces her. After an intermediate inventory check validating that Clara's room is in perfect condition, Julien transfers 800 euros to Clara's personal account. An amendment is signed with the host. The global guarantee of the house, blocked at the bank, remains unchanged, but it now legally belongs in part to Julien. It is a fluid mechanic provided that you are rigorous about written documents.