Shortage of student accommodation in 2026: Homestays as a key solution for the new academic year

The start of the 2026 academic year in September is looking high-pressure for thousands of students in Belgium. Finding a 'kot' (student room) has become a real battle, or even an impossible mission in some university towns. Faced with an unprecedented structural shortage and soaring property 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 humane, economical, and immediately available alternative: a homestay. Dive into the heart of the Belgian student housing crisis and discover a solution that could well save your academic year.

1. The student housing crisis in Belgium: An alarming situation 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 missing student beds across the country. This unprecedented situation makes the search for student accommodation extremely tense for the start of September 2026. Universities and colleges are welcoming more students every year, whether Belgian or international, while the construction of new purpose-built student accommodation is struggling to keep pace with the growing demand.

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

Financially, student housing budgets have experienced soaring inflation. In June 2026, the median rent for a classic student room is now 479 euros per month nationally. But these averages hide staggering regional disparities: you need to count on an average of 600 euros to find accommodation in Brussels, and prices are nearing 700 euros in highly popular cities like Louvain (Leuven). These amounts, often inaccessible to scholarship students or those from middle-class backgrounds, call into question the equality of access to higher education in Belgium.

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

2. The homestay: An economical and friendly alternative

An immediate and human response to market saturation

While real estate agencies are showing 'full' and student room listings disappear in minutes, homestays offer a pool of housing that is immediately available. At Roomlala, we connect hosts who have an unoccupied room with students looking for a roof. This solution allows you 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 space and are delighted to be able to host a student to bring their home back to life.

Beyond simply providing a room, a real human adventure begins. 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 study environment, while the host benefits from a reassuring presence and additional income. This model fosters social bonds, fights against 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 student 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 return to their parents on weekends, a homestay adapts to every rhythm. The hosts registered on Roomlala are often very open to discussion and can offer bespoke arrangements, far removed from the rigidity of traditional real estate agencies.

A controlled budget in the face of 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 owner's goal is not to monetize a pure real estate investment, but rather to offset the costs of their primary residence, the rates offered are fair and measured. On average, a homestay allows for savings of 20 to 30% on the monthly rent compared to the standard market.

But the real revolution for the student wallet lies in the management of utility costs. Unlike student rooms where energy costs have jumped by 45%, homestays generally include a fixed rate for utilities, or even charges 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 the KU Leuven, the most expensive city in Belgium for students. Faced with student rooms listed at 700 euros excluding utilities, 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 syllabus and course materials but also to enjoy student life without having to work exhausting part-time 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 any bidding wars linked to the shortage.
Shared utility costs: No more surprise energy bills at the end of winter.
No agency fees: Direct connection via secure platforms significantly reduces entry 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: Essential protection for both parties

In Belgium, legislation on rental leases is regional. Whether you are in Wallonia, Flanders, or Brussels, there is now a specific legal framework called the 'student lease'. At Roomlala, we strongly insist 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 a maximum of 12 months, which perfectly matches the university calendar, and offers more flexible early termination conditions for the student (for example, if they drop out of studies).

For the host, this contract is just as crucial. It guarantees payment of rent, regulates the payment of the security deposit (which cannot exceed two months' rent), and clearly establishes each person's maintenance obligations. Signing an official student lease allows you to move away from informal arrangements 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' house), which greatly simplifies administrative procedures for the host.

A common legal use case concerns termination. If you rent in Liège (Wallonia Region) and decide to stop your studies in December, the Walloon student lease allows you to end the contract with a two-month notice period, provided you supply official proof from the educational institution. Without this specific lease, you would potentially be required to pay the rent until the end of the year or find a replacement, a situation that is often a source of conflict.

We always recommend conducting a detailed inventory check at both check-in and check-out, even if the room is located in the host's house. Attached to the student lease, this document protects the host against possible damage and ensures the student gets their security deposit back without difficulty. On our platform, we provide contract and inventory check templates compliant with the latest 2026 regional regulations to secure your process.

Configuration of the premises and municipal regulations

There is a fundamental point of caution 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 of the host's primary residence. The student must imperatively share certain living spaces, such as the main front door, hallways, and often the kitchen or bathroom. If the unit has its own street entrance, it will be considered as autonomous accommodation (a studio or 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 homestay rentals are more flexible, many Belgian university towns impose strict rules to fight against slum landlords and ensure student safety. The host may be required to make a prior declaration to the municipality, or to obtain a rental permit attesting to compliance with safety standards (compliant fire detectors) and health standards (ventilation, minimum room area, generally set at 12m²).

Take the example of the city of Namur. The municipal authorities are particularly attentive to fire safety there. If a Namur host wishes to rent 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 students have a 100% safe and legal environment.

In summary, for the rental to proceed properly, 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 providing natural lighting 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 provider of the presence of a tenant, and the student should ideally take out civil liability insurance (often covered by their parents' policy).

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

The success of a homestay rental rests above all on transparent and honest communication from the very first exchanges. At Roomlala, we have found 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 bird? Does the host need absolute silence after 10 p.m.? Addressing these questions without taboos avoids frustration and ensures that lifestyles are compatible.

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

An excellent use case for this charter comes 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. For example, they define that the kitchen is accessible until 9:30 p.m. to prepare hot meals, and that a rotating schedule is put in place to take out the trash. This prior clarification has allowed Antoine to rent his room for four years without ever encountering the slightest major conflict with his young tenants.

Finally, remember that homestay cohabitation is a matter of mutual respect and common sense. For the student, it involves respecting the home and privacy of their host. 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 this start-of-year 2026, you are opting for a secure platform that values trust and conviviality. Do not let the shortage of student rooms ruin your academic year: the ideal room might already be waiting for you with one of our kind hosts!