Residential tenancy reform in Wallonia (Autumn 2026): New benefits for shared housing

Faced with the growing shortage of student housing and general pressure on the property market, the Walloon Region has decided to take matters into its own hands. This autumn, the long-awaited 2026 Wallonia tenancy reform comes into force, bringing a breath of clarity and modernisation for both landlords and tenants. At Roomlala, we know how daunting it can be to start renting out part of your home. Between fears related to legislation, doubts about taxation, and security questions, taking the plunge requires being well-informed.

However, renting out an unoccupied room has never been more relevant. Not only are you meeting an urgent societal need, but you are also securing a significant additional income. This new Walloon regulation has been specifically designed to regulate, secure, and encourage shared housing. Whether you are considering a traditional shared housing arrangement or a homestay, we offer a comprehensive breakdown of these new legal developments to help you get started with peace of mind.

See also: Quebec's Bill 31 in 2026: Impacts on lease transfers and alternative solutions, 2026 Brussels rent indexation: EPC and rules for shared housing and Tight rental markets in Spain (Autumn 2026): Is renting a room exempt from rent caps?

Deciphering the 2026 Wallonia tenancy reform: What is changing in practice

Housing policy in Wallonia is undergoing a major transformation at the end of 2026. The objective of the regional authorities is twofold: to simplify administrative procedures for landlords and to guarantee quality housing for tenants. This institutional and legal restructuring is profoundly changing day-to-day rental management.

The creation of the Walloon Housing Agency (AWH)

One of the cornerstones of this reform is the establishment of the brand-new Walloon Housing Agency (AWH). No more administrative maze! The AWH becomes the one-stop shop for all housing-related questions in Wallonia. It is supported by 14 local housing hubs spread across the Walloon territory.

For you, as a landlord, this means much easier access to information. Do you want to check if your property meets health and safety standards? Do you need help understanding renovation grants before welcoming a tenant? These local hubs are designed to support you. At Roomlala, we welcome this initiative, which reassures hosts and professionalises the peer-to-peer rental sector.

Guaranteed registration and tenant protection

A crucial point of the reform concerns registration (domiciliation). From now on, the law is clear: in Wallonia, any clause in a tenancy agreement prohibiting a tenant or flatmate from registering their address is strictly illegal and deemed void, provided that the rented property constitutes their main residence.

Let's take a concrete example: you rent a room in Liège to a young professional who establishes it as their main place of residence. You cannot refuse them the right to register at the local council. This measure aims to combat administrative precariousness. As a landlord, it is essential to adapt your contracts to be in compliance with this strict rule. This is why, on our platform, we ensure we keep you informed of these legal obligations to avoid any future disputes.

New shared housing rules in Belgium applied to Wallonia

Shared housing is no longer just for students; it is attracting more and more young professionals, single-parent families, and even seniors. To regulate this trend, the shared housing rules in Belgium, and more specifically in Wallonia, have been refined to protect all stakeholders.

The mandatory shared housing pact and rental guarantee

If you opt for a single shared housing lease (where all tenants sign the same document), Walloon law now requires the drafting and signing of a "shared housing pact". This document, annexed to the lease, is essential. It governs community life and must include practical aspects such as the distribution of rent, payment of utilities (water, electricity, internet), cleaning organisation, and procedures in the event of a flatmate's early departure.

Furthermore, the 2026 reform confirms the capping of the security deposit at two months' rent (excluding charges). No more excessive deposits that blocked access to housing. In addition, the inventory check takes on a new dimension: it must be updated every time a flatmate leaves the property and a new one replaces them. This protects you, as a landlord, by clearly identifying responsibilities in the event of damage at a given time.

The impact of cohabitant status on social benefits

This is a major point of caution that we at Roomlala wish to highlight. When several people register at the same address under a shared housing lease, the Belgian administration may change their social status, moving them from "isolated person" to "cohabitant".

Specifically, if you rent your house in Namur to three job seekers, the fact of sharing the same roof and pooling certain expenses (as provided for in the shared housing pact) can lead to a significant drop in their social benefits (unemployment, CPAS). Although this does not directly impact you as a landlord, it is your moral duty, and in the interest of a relationship of trust, to inform your future tenants before signing the lease.

Homestay in Wallonia: A golden opportunity for landlords

Faced with the complexity of renting out an entire property, homestay in Wallonia stands out as an extremely attractive alternative. Whether to compensate for the lack of student housing or to offer a flexible solution for visiting workers, renting out one or more rooms in your own home offers many advantages, provided you master the legal framework.

Rental permit: When is it really mandatory?

This is often the question that frightens Walloon landlords the most: do I need to obtain a rental permit? The answer depends on the legal structure of your rental. Wallonia is very strict regarding the definition of "collective housing".

• Exemption: If you rent your house to a classic shared housing arrangement of 4 people maximum, and everyone signs a single lease, you are generally exempt from the rental permit.
• Obligation: On the other hand, if you have each occupant sign an individual room rental agreement (multiple leases), or if you host 5 people or more, your property is reclassified as "collective housing". In this case, the rental permit becomes mandatory. It also automatically applies to small accommodation units of 28 m² or less.

Obtaining this permit requires compliance with very strict health and fire safety standards. If you choose to rent out several rooms with separate leases, anticipate these procedures with your local council.

Short-term accommodation and fire safety

Do you prefer flexibility and want to rent your room for short stays (tourists, interns, workers on the move)? The procedure is different. In this case, the rental does not constitute the tenant's main residence.

For this type of accommodation, the Walloon Region requires an official (and free) registration with the General Commission for Tourism (CGT) of Wallonia. Furthermore, you must mandatorily provide a Fire Safety Certificate (ASI) or a Simplified Control Certificate (ACS), proving that your property is equipped with compliant smoke detectors, fire extinguishers, and evacuation plans. At Roomlala, we strongly encourage you to comply: it guarantees the safety of your guests and protects you in the event of a disaster.

Taxation and security: How to get started with peace of mind with Roomlala?

Generating additional income by renting out a vacant room is an excellent idea to cope with inflation, but you must not neglect the tax aspect of the process. In Belgium, income from real estate rentals must be declared, but the regime varies according to the nature of the rental.

If you rent a furnished room to a student who makes it their main residence, the Belgian tax authorities consider that your rent includes two parts: a real estate part (based on the indexed cadastral income) and a movable part (for the furniture). Movable income is taxed at a separate rate (often 30%), but you benefit from a flat-rate allowance of 50% for expenses. If the rental is purely for tourism, other tax rules apply. We advise you to consult an accountant or the FPS Finance website to optimise your tax return.

Getting started with renting may seem complex with this new 2026 Wallonia tenancy reform, but you are not alone. At Roomlala, our mission is to make your life easier. Our platform allows you to publish your listing for free, verify the profiles of your future tenants, and manage your bookings securely. We provide you with templates for room rental agreements that comply with the latest Walloon legislation and secure your online payments. You can thus focus on what is essential: hospitality and sharing, while making your unoccupied space profitable in complete legality.