Student housing shortage in 2026: Homestay solutions as a key strategy for the new academic year

The start of the 2026 academic year in September is looking highly stressful for thousands of students in Belgium. Finding a room has become a real obstacle course, and even an impossible mission in some university cities. Faced with an unprecedented structural shortage and soaring real estate prices, anxiety is rising among young people and their parents as the start of the academic year approaches. At Roomlala, we are observing this situation with great attention. We are firmly convinced that there is a human, affordable, and immediately available alternative: a homestay. A deep dive into the heart of the Belgian student housing crisis and a discovery of a solution that could well save your academic year.

1. The student housing crisis in Belgium: An alarming observation in June 2026

Recent figures are dizzying and confirm our worst fears for this year. Belgium is currently facing a massive structural shortage, estimated at around 70,000 student housing units missing across the territory. This unprecedented situation is making the search for student rooms extremely tense for the start of September 2026. Universities and colleges are welcoming more and more students every year, whether Belgian or international, while the construction of new, specific housing is struggling heavily to keep up with the pace imposed by this growing demand.

In Brussels, the student capital par excellence, the situation has reached a truly critical threshold. According to the latest regional monitoring report published at the beginning of 2026, only one in three students is currently able to find housing within the supply specifically intended for students. The remaining two-thirds are forced to turn to the classic rental market, which creates additional pressure on Brussels families and sends traditional real estate prices soaring. Waiting lists for university residences are stretching out disproportionately, leaving many young people in total uncertainty a few months before the start of the academic year.

Financially, students' housing budgets have suffered from runaway inflation. In June 2026, the median rent for a classic room now stands at 479 euros per month nationally. But these averages hide dizzying regional disparities: you need to count on 600 euros on average to find accommodation in Brussels, and prices are nearing 700 euros in highly sought-after cities like Leuven. These amounts, often inaccessible to scholarship students or those from the middle class, call into question the equal access to higher education in Belgium.

Added to this rise in basic rents is the burden of rental charges. Recently, Parliament highlighted that charges (particularly energy) for classic student rooms have increased by nearly 45% in recent years. Energy-inefficient homes, still numerous in the student housing stock, are causing gas and electricity bills to explode. Faced with this bitter observation, students and their families have no choice but to look for less expensive and more financially secure alternatives. This is precisely where homestays make perfect sense.

2. The homestay: The affordable and friendly alternative

An immediate and human response to market saturation

While real estate agencies are showing "fully booked" and room listings disappear within minutes, homestays offer a reservoir of immediately available housing. At Roomlala, we connect hosts who have an unoccupied room with students looking for a roof over their heads. This solution makes it possible to instantly bypass the saturation of the classic real estate market. Many seniors, single-parent families, or couples whose children have flown the nest have extra space and are delighted to be able to host a student to bring their home back to life.

Beyond simply providing a room, it is a real human adventure that is unfolding. Intergenerational initiatives, widely popular in Belgium, prove that cohabitation between a student and a senior is a win-win exchange. The student finds a quiet and caring environment for studying, while the host benefits from a reassuring presence and additional income. This model promotes social bonds, combats the isolation of the elderly, and offers young people a strong local anchor, which is particularly valuable when they arrive in a new city.

Let's take a very concrete use case, that of Julien, a master's student at the ULB. After three months of unsuccessful searches and dozens of visits to unsanitary or overpriced rooms in Ixelles, Julien opted for a homestay via our platform. He was welcomed by Marie, a dynamic retiree in Watermael-Boitsfort. In just a few days, his housing problem was solved. Not only did Julien find a spacious and bright room, but he also shares a few meals a week with Marie, creating a bond that softens his daily life away from his family.

Flexibility is also a major asset of this formula. Whether the student needs housing for a full year, for an Erasmus exchange semester, or even for a few nights a week if they go back to their parents' on weekends, a homestay adapts to all schedules. Hosts registered on Roomlala are often very open to discussion and can offer tailored arrangements, far from the rigidity of traditional real estate agencies.

A controlled budget facing galloping inflation

The financial argument is undoubtedly the primary driver pushing students toward homestays in 2026. By opting for this solution, the rent is structurally lower than that of an independent room or a studio. Since the host's goal is not to monetize a pure real estate investment, but rather to offset the costs of their primary residence, the prices offered are fair and moderate. On average, a homestay allows for savings of 20 to 30% on the monthly rent compared to the classic market.

But the real revolution for the student wallet lies in the management of charges. Unlike rooms where energy charges have jumped by 45%, homestays generally include a fixed rate for charges, or even charges that are fully included in the base rent. Heating, water, electricity, and high-speed internet are shared within the household. The student is thus protected against abusive utility adjustments at the end of the year and can budget for their academic year without any unpleasant surprises.

Let's take the example of Sarah, a student at KU Leuven, the most expensive city in Belgium for students. Faced with rooms listed at 700 euros excluding charges, she chose to rent a room with a couple in their thirties in Heverlee for 450 euros per month, all charges included. This monthly difference of 250 euros allows her not only to fund her course materials and textbooks but also to enjoy student life without having to work exhausting student jobs in the evenings.

At Roomlala, we want to emphasize the importance of this financial peace of mind. Here are the main economic advantages of a homestay:

A capped and reasonable rent: Set in agreement with the host, without bidding wars linked to the shortage.
Shared charges: No more surprise energy bills at the end of winter.
No agency fees: Direct contact via secure platforms significantly reduces move-in costs.
Equipment already on-site: No need to buy a washing machine, microwave, or dishes; everything is generally available in the house.

3. Legal framework: What you need to know before signing in Belgium

The student lease: An essential protection for both parties

In Belgium, legislation on rental leases is regionalized. Whether you are in Wallonia, Flanders, or Brussels, there is now a specific legal framework called the student lease. At Roomlala, we insist heavily on the importance of signing an official contract, even for a homestay. This student lease is designed to adapt to the academic reality: it generally limits the rental duration to 12 months maximum, which corresponds perfectly to the university calendar, and offers more flexible early termination conditions for the student (in case of dropping out of studies, for example).

For the host, this contract is just as crucial. It guarantees the payment of rent, governs the payment of the security deposit (which cannot exceed two months' rent), and clearly establishes the obligations of each party regarding maintenance. Signing an official student lease allows you to step out of the informal and avoid misunderstandings. It also stipulates that the rented accommodation cannot serve as the student's primary residence (they must keep their domicile at their parents'), which greatly simplifies administrative procedures for the host.

A common legal use case concerns termination. If you rent in Liège (Walloon Region) and decide to stop your studies in December, the Walloon student lease allows you to terminate the contract with two months' notice, provided you provide official proof from the educational institution. Without this specific lease, you would potentially be required to pay rent until the end of the year or find a replacement, a situation often prone to conflicts.

We always recommend proceeding with a detailed inventory check upon entry and exit, even if the room is located in the host's house. Attached to the student lease, this document protects the host against potential damage and ensures the student gets their security deposit back without difficulty. On our platform, we provide templates for contracts and inventory checks that comply with the latest 2026 regional regulations to secure your process.

Layout of the premises and municipal regulations

There is a fundamental point of vigilance that every tenant and host must know: the legal definition of a homestay. To benefit from the regulatory and tax flexibility of this status, the rented room must not have an entrance that is completely independent from the host's primary residence. The student must imperatively share certain living spaces, such as the main entrance door, hallways, and often the kitchen or bathroom. If the accommodation has its own street entrance, it will be considered as independent housing (a studio or an independent room) and will be subject to much stricter urban planning rules.

Beyond the layout of the premises, it is imperative to inquire about municipal regulations. Although homestays are more flexible, many Belgian university towns impose strict rules to fight against slum landlords and ensure student safety. It may be required for the host to make a prior declaration to the municipality, or to obtain a rental permit certifying compliance with safety standards (compliant fire detectors) and health standards (ventilation, minimum room size, generally set at 12m²).

Let's take the example of the city of Namur. Municipal authorities there are particularly attentive to fire safety. If a Namur host wishes to rent out a room located on the second floor of their house, they must ensure that the fire department has validated the escape routes and that the smoke detectors are interconnected. At Roomlala, we strongly encourage our hosts to contact their municipality's housing department before publishing their listing, to ensure a 100% safe and legal environment for students.

In summary, for the rental to go according to the rules, here are the points to check:

Access: Entry must be through the main door of the host's house.
Basic standards: The room must have a window offering natural light and an adequate heating system.
Local procedures: Check with the municipal administration if a rental declaration is required.
Insurance: The host must inform their home insurance of the presence of a tenant, and the student should ideally take out civil liability insurance (often covered by the parents').

4. How to succeed in your cohabitation: Our expert advice

The success of a homestay relies above all on transparent and honest communication from the very first exchanges. At Roomlala, we have observed that the most harmonious cohabitations are those where each person's expectations were clearly expressed even before signing the lease. It is crucial to discuss the rhythm of life: is the student a night owl or an early riser? Does the host need absolute silence after 10 PM? Addressing these questions without taboos avoids frustration and ensures that lifestyles are compatible.

To frame daily life, we systematically advise writing a house charter. This document, informal but essential, complements the student lease. It allows for setting house rules regarding practical aspects: the use of the washing machine, access hours to the shared kitchen, cleaning common areas, or the policy regarding guests. Knowing if the student can bring a classmate over to study or invite their partner on the weekend is a question that must be settled from the start.

An excellent use case for this charter comes to us from Antoine, a host in Ghent. When he welcomes a new student, he always takes the time to have a coffee with them to fill out this charter. They define, for example, that the kitchen is accessible until 9:30 PM for preparing hot meals, and that a rotating schedule is set up for taking out the trash. This prior clarification has allowed Antoine to rent out his room for four years without ever encountering the slightest major conflict with his young tenants.

Finally, don't forget that homestay cohabitation is a matter of mutual respect and common sense. For the student, it involves respecting the host's home and privacy. For the host, it involves giving the student the necessary independence to flourish in their life as a young adult. By choosing Roomlala for your searches for this 2026 academic year, you are opting for a secure platform that values trust and friendliness. Don't let the room shortage ruin your academic year: the ideal room might already be waiting for you at one of our caring hosts!