Student accommodation in Flanders: Everything you need to know about the student lease for the 2026 academic year

With the new university year approaching, the search for the perfect accommodation is picking up pace throughout Belgium, especially in major Dutch-speaking university cities. Whether you are aiming for Ghent, Leuven, Antwerp or Hasselt, finding a student room in Flanders is a crucial step that requires good preparation. At Roomlala, we know how stressful this period can be, both for international and French-speaking students discovering a new system, and for hosts keen to rent out their property with complete peace of mind. That is why we are here to support you every step of the way.

As rental legislation is regionalised in Belgium, it is imperative not to confuse Flemish rules with the specificities of Brussels or Wallonia. In Flanders, it is the Flemish decree on renting (commonly known as the Huurdecreet) that sets the rules of the game. This strict legal framework has been designed to protect student tenants as much as possible while offering clear guarantees to landlords. For the start of the 2026 academic year, it is more essential than ever to master these legal nuances to avoid any unpleasant surprises and to enter into contracts with full legal certainty.

See also: Student lease regulations in Brussels: New legal requirements to know for the 2026 academic year, 2026 student intake in Brussels: Everything you need to know about student leases and shared housing and 2026 Student intake in Switzerland: The boom in intergenerational housing amid shortages

In this comprehensive article, we will decode the specific rules of the 2026 Flemish student lease for you. From contract duration to the management of the security deposit, including strict termination conditions and subletting opportunities, we will reveal all the secrets of student room legislation. Our goal? To give you all the keys to rent or list a student room in Belgium with total peace of mind, while benefiting from the security and user-friendliness of the Roomlala platform.

Understanding student room legislation in Flanders: The famous Huurdecreet

The student housing market in Flanders is governed by very specific rules that differ greatly from standard primary residence leases. The Flemish Huurdecreet has put in place a tailor-made regime for students, taking into account the temporary and academic nature of their stay. At Roomlala, we ensure that our users are perfectly informed of these legal foundations before signing anything.

It is fundamental to understand that this regime does not automatically apply to every young tenant. For a contract to be classified as a student lease under Flemish law, several cumulative conditions must be met. This protects the host against abuse and guarantees the student specific rights adapted to their university lifestyle.

Let’s look in detail at the two founding pillars of this contract: proof of student status and the rules governing the lease duration. These elements are the foundations upon which all healthy and legal student renting in the Flemish region is based.

Proof of enrolment: a mandatory requirement

To benefit from the highly protective Flemish student lease regime, the tenant must provide proof of their status. Simply declaring that you are going to study is not enough; it must be proven. Concretely, the tenant must provide the host with proof of their enrolment in a higher education institution (university, university college, etc.) at the time the lease is signed, or at the latest within one month of moving in.

This requirement is crucial for the host. If the tenant does not provide this document, the contract could be reclassified as a standard primary residence lease, which would drastically change the notice and duration rules. At Roomlala, we always encourage our hosts to request this document via our secure messaging system even before confirming the final booking, in order to ensure the candidate's seriousness.

Concrete example: Let's take the case of Lucas, a French student from Lyon who wants to study at KU Leuven. Before signing his lease with Mr Peeters, his future host, Lucas must send him his university acceptance or enrolment certificate. If he is still waiting for his final enrolment in July, he can provide proof of his application, provided he regularises the situation with the official document by September.

Lease duration and prohibition of tacit renewal

Another major feature of the 2026 Flemish student lease concerns its duration. The legislation clearly stipulates that the contract is concluded for a maximum duration of 12 months. It is perfectly possible to sign for a shorter period, for example 10 months (the strict academic year), but it is impossible to exceed the full year mark in one and the same contract.

Furthermore, Flemish law formally prohibits any tacit renewal. This means that at the end of the lease, it ends automatically, without either party having to send a notice of termination. If the student wishes to stay in their room the following year, they must necessarily sign a new contract with their host. This rule offers immense flexibility and prevents students from being stuck in accommodation if they decide to change city or course.

Concrete example: Marie rents a homestay room in Ghent via Roomlala from 1 September 2025 to 31 August 2026. Arriving in June 2026, she knows she wants to stay for her master's. She cannot simply continue paying her rent in September hoping that the lease will be extended. She and her host must draft and sign a brand new student rental contract starting on 1 September 2026, thus ensuring total transparency for both parties.

Rent, charges and security deposit: What changes for 2026

The financial aspect is often the main source of anxiety when it comes to renting a student room in Belgium. Flanders has therefore legislated very strictly to prevent abuse and ensure total transparency regarding the actual costs of accommodation. No more bad surprises at the end of the year with exorbitant and incomprehensible utility bills.

The Flemish legislator has imposed the principle of clarity: the student must know exactly how much their room will cost them each month as soon as the contract is signed. This greatly facilitates student budget management and reassures parents who often act as guarantors.

Let’s examine more closely how rent, authorised charges, and the very strict rules governing the security deposit in Flanders are structured.

The principle of all-inclusive rent (or almost)

The golden rule in Flanders is that the rent agreed upon in the student lease contract must include absolutely all costs and charges related to occupying the room. This includes municipal taxes, maintenance costs for common areas, tenant liability insurance, or even the use of furniture. Under no circumstances can the host claim supplements for these items during the year.

However, the law provides a strict exception for three types of charges that can be billed separately, provided this is explicitly mentioned in the lease: water, energy (electricity, gas, heating) and telecommunications (internet, television). These costs can be billed either as a fixed package (a fixed monthly amount that will not be adjusted) or as a provision (with an annual statement based on actual consumption).

Concrete example: Emma rents a room in Antwerp for 450 euros per month. Her contract stipulates that this amount includes the cleaning of hallways and the bin tax. However, the contract mentions a provision of 60 euros per month for water, gas, electricity and Wi-Fi. At the end of the year, the host must provide Emma with the actual bills to justify these 60 euros per month and proceed with a refund if she consumed less, or ask for a supplement if she consumed more.

A strictly capped security deposit

The security deposit, often called a bond, is another major point of vigilance. In Flanders, the law is uncompromising: the security deposit required by the host is strictly capped at 2 months of rent (excluding charges if these are billed separately). It is totally illegal to ask for 3 months of deposit for a student lease under the Huurdecreet regime.

Furthermore, this sum must never be paid in cash or into the host’s personal bank account. It must be placed in a blocked account in the student's name, which will earn interest in their favour. At Roomlala, we constantly remind our users of the importance of following this legal procedure to avoid any disputes when moving out.

Concrete example: Thomas finds a superb shared student housing in Flanders via our platform, with a rent of 500 euros excluding charges. The host, Mr Janssens, asks him for a security deposit. Thomas will have to block a maximum of 1000 euros (2 x 500 euros) in a specific bank account. At the end of his lease, if no damage is observed during the inventory check, Mr Janssens will sign the release document and Thomas will get back his 1000 euros, plus any interest generated by the bank.

Termination and cancellation of the 2026 Flemish student lease: What are your rights?

Student life is full of unforeseen events: reorientation, academic failure, family problems, or a simple change of plans. Flemish legislation has taken this reality into account by offering students legal and supervised exit options, which are impossible in a standard lease. It is invaluable security for young tenants.

From the hosts' side, these rules may seem restrictive, but they are offset by clear and strict notice periods that allow them to react and find a new tenant quickly. At Roomlala, we facilitate this transition thanks to our large community of students constantly searching for accommodation.

Let’s discover the two main scenarios for early contract termination: cancellation before the academic year even begins, and termination during the year for very specific reasons.

Cancellation before moving in

This is a very strong specificity of Flemish law: the student has the right to cancel their lease even before it comes into effect, without having to pay any compensation to the host. However, this right is subject to an extremely strict deadline: the student must notify the host at least 2 months before the scheduled start date of the contract.

The notification must be made officially, ideally by registered letter, to keep proof of the sending date. If this 2-month deadline is not met (for example, a cancellation at the end of August for a lease starting on 1 September), the student will be liable for compensation equivalent to 2 months of rent.

Concrete example: Chloé, a French-speaking student, signed a lease in May for a room in Hasselt starting on 1 September. In June, she learns that she has finally been accepted into a school in Brussels. She immediately sends a registered letter to her Flemish host on 15 June to cancel the lease. Since she respects the 2-month deadline before 1 September, her cancellation is free and legal. The host then has all summer to find a new tenant on Roomlala.

Terminating the contract during the year

Once the academic year has begun, the student cannot terminate their lease on a whim. Flemish law authorises early termination of the contract during the year only in two dramatic or exceptional situations: if the student ends their studies (drop-out, deregistration from the institution), or in the event of the death of one of their parents (or the person providing for their maintenance).

In these specific cases, the student can terminate the contract subject to a 2-month notice period. The notice begins on the first day of the month following the sending of the registered letter. The student will of course have to provide proof of dropping out of their studies or the death certificate to validate this early termination.

Concrete example: Maxime realises in November that his engineering studies at KU Leuven do not suit him at all. He decides to drop out and deregisters from the university on 15 November. He sends his notice by registered mail on 18 November, enclosing his deregistration certificate. His 2-month notice will begin on 1 December and end on 31 January. He will have to pay his rent until the end of January, at which point he will be definitively released from his obligations.

Subletting and shared student housing in Flanders: Best practices

International mobility is an integral part of the modern university curriculum. More and more students go on Erasmus exchanges or carry out internships abroad during the year. What to do with your room during this period? Flemish legislation has provided specific provisions for subletting, thus promoting flexibility.

Moreover, faced with the rising cost of living, shared student housing in Flanders is meeting with resounding success. Sharing a large apartment or house between students allows you to reduce costs while enjoying a rich social life. But here again, rules apply.

At Roomlala, we encourage these collaborative lifestyles, provided they are carried out in compliance with the legal framework. Here is what you need to know to sublet or share a flat legally.

The right to regulated subletting

In principle, subletting is prohibited without the host's consent. However, the Flemish Huurdecreet introduces a significant exception: subletting is legally authorised if the student tenant leaves as part of an exchange programme (like Erasmus) or an official internship. In this scenario, the host can only refuse subletting if they have a fair and legitimate reason.

The main tenant remains responsible for the payment of rent and any damage caused by the subtenant. It is therefore crucial to choose the person who will occupy the room carefully. Roomlala is the ideal platform to find a trusted subtenant for a few months, thanks to our system of verified profiles and community reviews.

Concrete example: Sarah, tenant of a room in Leuven, goes to do a 4-month internship in Berlin from February to May. She informs her host in writing of her subletting plan by presenting the file of Hans, a German student who is just coming to do an Erasmus in Leuven for the second semester. The host agrees. Sarah drafts a subletting contract with Hans. Hans pays the rent to Sarah, who continues to pay her host. Everyone is a winner!

Renting a student room in Belgium: The choice of shared housing

Shared housing is an excellent alternative to an individual student room. In Flanders, several students can sign a joint lease to rent a house or a large apartment. In this case, the student lease rules apply if all flatmates prove their student status. A solidarity clause is often inserted in the contract, meaning that if one flatmate does not pay their share, the host can claim the full rent from the others.

Another option, very popular on Roomlala, is renting individual rooms in a homestay. The host lives in the house and rents one or more rooms to students. Each student then signs an individual student lease for their room, with access to common areas. It is a reassuring, economical formula governed by the same rules of security deposit capping and a maximum duration of 12 months.

Concrete example: Mr and Mrs Peeters live in a large house near the Ghent campus. Their children having left, they decide to rent three empty rooms via Roomlala. They sign three separate student leases with Julien, Clara and Ahmed. Each contract lasts 10 months, includes a fixed rent covering cleaning and internet, and provides for a heating provision. The three students live in shared housing in the hosts' house, within a perfectly respected and secure legal framework.

In conclusion, the legislation on student rooms in Flanders is designed to balance the rights of students and those of hosts. By mastering the rules of the Flemish student lease for the start of the 2026 academic year (strict duration, capped security deposit, cancellation and subletting conditions), you ensure a serene rental experience. Whether you are looking to rent your first room or wish to host a student in your home, Roomlala is your trusted partner to facilitate your procedures and secure your rentals in Belgium.