Rental security deposit in Flanders 2026: The new rules for renting a room long-term

Moving into a new Flemish city is an exciting adventure, but administrative procedures can sometimes feel 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 provide an increasingly protective and transparent framework. Whether you are looking to join a lively shared housing setup in Ghent or rent a peaceful homestay in Antwerp, it is essential to master the rules governing the Flanders rental guarantee 2026. This comprehensive guide aims to decode the legal terms, current limits, secure blocking methods, and everyone's rights for you. We accompany you step by step so that your long-term rental experience proceeds with complete peace of mind, in strict compliance with the Flemish Rental Decree (Vlaams Woninghuurdecreet).

Understanding the Flanders rental guarantee limits for 2026

The primary residence lease: the strict 3-month rule

Within the framework of standard long-term rental law, where the tenant establishes their primary residence in the property, the Flemish legislator has set very clear limits to prevent abuse. In 2026, the legal ceiling for the rental guarantee 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.

See also: 2026 Housing Act: What changes 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 lighten the load

It is crucial to note that this calculation is made exclusively based on 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 in monthly charges, the host cannot demand more than a maximum amount of 1500 euros for the security deposit, not 1725 euros. Any contractual clause requiring a higher amount is considered null and void by the competent local courts in Flanders.

At Roomlala, we ensure that the listings published on our platform respect these legal ceilings. We always advise our users to carefully read their tenancy agreement 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 situation be rectified.

Let's look at a concrete case: Marc, a young professional, finds a homestay in Leuven for a three-year lease. The rent is 600 euros. The host asks him for a 1800-euro guarantee. Marc knows this is the legal maximum. He accepts, but ensures that the money will not be handed over directly in cash, a point we will cover 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' market is particularly dynamic. For this demographic, which is often more financially vulnerable, the legislation provides an important exemption. If you sign a specific student lease, the rental guarantee is capped at a maximum of two months' rent, rather than three.

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

Imagine Sophie, a French student coming to do her Erasmus in Ghent. She finds a superb 'kot' for 450 euros per month. Her host can legally only ask for a 900-euro guarantee. If the host tries to pass the contract off as a primary residence lease in order to demand three months' security deposit, Sophie can challenge this practice, as her student status takes precedence in the classification of the contract.

We recommend Roomlala hosts who specifically target students to familiarise 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 guarantees total compliance with the Flemish authorities.

How to legally secure your security deposit in Flanders?

Authorised and secure methods for blocking funds

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 completely illegal in Belgium, and particularly monitored in Flanders. The 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 host must sign a specific document at the bank. The funds are deposited there and generate interest that belongs to the tenant by right (capitalised 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 at move-out.

However, in 2026, the most recommended and simple method is the use of the public e-DEPO platform, managed by the FPS Finance (Deposit and Consignment Office). This free service, accessible online via Itsme or an electronic ID card, allows you to deposit the Flanders 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 to follow: Thomas is about to rent a room. He connects to e-DEPO, creates a new rental guarantee file, indicating his future host's contact details and the lease data. He makes a transfer to the Belgian State's account. 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 just as simple via the same digital interface.

Financial aid to help cover your guarantee

Setting aside a guarantee equivalent to two or three months' rent can represent a major financial obstacle, especially during a move that already incurs many costs. Fortunately, the Flemish Region has implemented support mechanisms for tenants in difficulty. The best-known is the interest-free loan granted by the Vlaams Woningfonds (Flemish Housing Fund).

This loan allows tenants meeting certain income conditions to borrow the exact amount of the rental guarantee, 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.

Furthermore, the Public Centres for Social Welfare (CPAS / OCMW in Flanders) can also intervene. If the tenant does not meet the Vlaams Woningfonds conditions 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 arrangements. Accepting a security deposit constituted via the Vlaams Woningfonds or the CPAS in no way diminishes your financial security. On the contrary, it demonstrates the serious support the tenant is receiving from 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 initiative.

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

The joint tenancy agreement (samenhuur) and the solidarity clause

Shared housing, or 'samenhuur' in Flanders, is enjoying growing success. But legally, the management of the Belgium shared housing security deposit depends fundamentally on the structure of the contract. If all housemates sign one single tenancy 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 ceiling applies to the total rent of the house or apartment. Housemates must arrange among themselves to pool the money, 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 pursue any housemate for the payment of the full rent or for damages, even if the fault lies with only one member. The global guarantee serves to cover all potential shortfalls. It is therefore essential that housemates draw up a housemate agreement between themselves to define internal responsibilities and the distribution of the security deposit.

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 the repairs cost 1500 euros, the host will deduct this amount from the global guarantee at the end of the lease. It will then be up to the friends to sort out how the person at fault reimburses the others. This is why we recommend choosing your housemates with care!

Individual contracts for homestay rentals

Unlike the joint lease, the homestay Flanders lease very often takes the form of individual tenancy agreements. 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 rental guarantee is specific to each tenant. The three-month ceiling is calculated only on the rent of the room rented. 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 move-ins and move-outs. When a tenant leaves their room, they complete their own inventory check 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 favour at Roomlala for hosts offering several 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 state of the common areas. She approves 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 Belgium shared housing security deposit

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 of move-out 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 move-in inventory check. If no damage (excluding normal wear and tear) is noted and all rent and charges have been paid, the guarantee must be released in full.

In Flanders, there is no strict legal deadline set to the exact day for the return, 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 handing over the keys. If the funds are in a blocked account or on e-DEPO, both parties must sign the release form. In the event of a disagreement over the amount of damage, only the uncontested part of the guarantee can be released immediately, with the rest remaining blocked until the dispute is resolved, either amicably or via the local court.

We strongly advise our users to prepare for this move-out inventory check. Tenants, clean the room from top to bottom and fill in any holes in the walls. Hosts, bring the utility bills to do the final calculations quickly. Transparency and good faith are the keys to a quick return.

If the host refuses to sign the release without a valid reason, the tenant can put them on formal notice by registered letter. If the blockage persists, free conciliation before a local judge is the first step before potential litigation proceedings. At Roomlala, we notice that the majority of rental endings unfortunately pass without incident thanks to good prior communication.

The specific case of the departing housemate and their replacement

The situation becomes more technical when a single member of a shared housing arrangement (under a joint lease) decides to leave the accommodation before the others. According to the Flemish decree, this departing housemate benefits from a two-month notice period. However, as 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 housemate to recover their share of the security deposit, the unanimous agreement of all parties is required: the host, the remaining housemates, and the departing housemate. The most common and safest method is to find a replacement. When signing the addendum to the tenancy agreement, the new housemate pays the equivalent of the security deposit share directly to the departing housemate. 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 damage. Without this intermediate inventory check, the new housemate risks having to pay for damage caused before their arrival when the final release of the security deposit occurs.

Let's take one last example: Clara leaves her shared housing in Mechelen. She had paid 800 euros into 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 addendum is signed with the host. The house's global security deposit, blocked at the bank, remains unchanged, but it now legally belongs in part to Julien. It is a fluid mechanism provided you are rigorous about written documents.