Student accommodation shortage in Belgium in 2026: Homestay, the community-minded alternative

The 2026 academic year is once again shaping up to be a source of anxiety for thousands of Belgian and international students. Finding student accommodation in Brussels, Liège, or Louvain-la-Neuve has become a real battle. Faced with ever-growing demand and a completely saturated supply of traditional 'kots' (student rooms), young people and their parents are often left feeling helpless. At Roomlala, we are convinced that there are human, affordable, and secure solutions to overcome this unprecedented crisis.

Indeed, the shortage of student rooms in Belgium in 2026 is no longer a fleeting phenomenon, but a structural reality highlighted by many property experts. Queues are getting longer, prices are soaring, and the stress of the start of the academic year sometimes overshadows the joy of beginning higher education. It is against this tense backdrop that renting a homestay room is emerging as a particularly relevant alternative for student housing in Belgium.

See also: Ontario rent increase 2026: Why renting out a room appeals to hosts, Rent controls in 2026: What are the new rules for shared housing? and New subletting rules in Switzerland: How to rent a room legally in 2026

Far from being a choice by default, living with a private individual offers a multitude of benefits for both the tenant and the host. In this comprehensive article, we propose to analyse the current state of the student housing market, decode the advantages of this supportive solution, and guide you step-by-step through the legal and practical aspects to ensure your cohabitation is as serene as possible.

The shortage of student rooms in Belgium in 2026: An alarming observation

University cities under extreme pressure

The situation in major Belgian university hubs has never been more critical. Whether searching for student accommodation in Brussels, Liège, or Louvain-la-Neuve, students are facing a dried-up rental market. University residences are fully booked months before courses even begin, and letting agencies are drowning under applications. This imbalance between supply and demand significantly lengthens search times, sometimes forcing students to give up their first choice of university for lack of a roof over their heads.

At Roomlala, we receive daily testimonials from young people who, just weeks before the start of term, still have not found a backup solution. Take the example of Sarah, a French student who came to complete her master's degree at the ULB. After more than three months of fruitless searches and dozens of viewings cancelled at the last minute, she hit a wall. Her case is far from isolated and perfectly illustrates the severity of the current market for newcomers.

This geographical saturation can be explained by several factors: the constant increase in the number of students (particularly international ones), the slowness of new construction projects, and the conversion of many former student rooms into standard housing or short-term holiday lets. Faced with this reality, it is becoming urgent to rethink how we house the younger generation.

The explosion in rents and the Kotkompas report

Beyond scarcity, it is financial accessibility that poses a major problem. The traditional student room market is undergoing a strong shift upmarket. Property developers are prioritising the construction of luxury residences, complete with gyms and coworking spaces, at the expense of affordable housing. The direct consequence: rents are exploding. It is no longer rare to see new or renovated rooms exceeding 700 to 800 euros per month in Brussels, an astronomical sum for the majority of families.

The figures are clear. According to the recent Kotkompas report, published jointly by Diggit StudentLife and Stadim, the deficit is staggering. No less than 70,000 additional student rooms would need to be built to hope to reach a balance in the Belgian market within a few years. This shocking figure highlights the inability of the existing property stock to absorb current and future demand.

This housing insecurity directly impacts academic success. A student who has to balance several jobs to pay their 800-euro rent will logically have less time to dedicate to their studies. This is why, in the face of this student room shortage in Belgium in 2026, it is essential to activate new levers, such as optimising existing space in private homes.

The student homestay: A supportive and reassuring alternative

Controlled rent and a setting conducive to success

Faced with the rampant inflation of the conventional market, the student homestay stands as a true anti-crisis shield. By renting out a spare room in their house or apartment, the host generally offers a much lower rate than the student room market. This controlled rent, often including all bills (water, electricity, internet), allows students to budget for their year without any bad surprises or abusive adjustments at the end of the lease.

Let's imagine Thomas, a first-year student in Liège. By opting for a homestay via Roomlala, he only pays 400 euros per month, bills included, compared to the 650 euros requested for a basic studio in the same neighbourhood. This monthly saving of 250 euros allows him to focus fully on his exams without the anxiety of difficult month-ends.

Moreover, this type of housing offers an exceptional quality of life. The student benefits from the comforts of a real home (equipped kitchen, washing machine, sometimes a garden) and a quiet environment, ideal for studying. Far from the hustle and bustle and noise pollution sometimes associated with large student room blocks, the homestay guarantees a lifestyle conducive to academic success.

Additional income and a caring presence for the host

If the student finds it beneficial, the owner is just as much a winner. For many people, whether they are retirees, single-parent families, or couples whose children have flown the nest, having a spare room represents lost potential and sometimes a feeling of emptiness. Renting out this space provides a significant supplementary income, which is particularly welcome in a context of high living costs.

But beyond the financial aspect, it is the human adventure that takes pride of place. Welcoming a young person into your home means breaking isolation, recreating intergenerational ties, and bringing a little life back into the house. At Roomlala, we find that many hosts are motivated by a strong sense of solidarity. They know they are providing an invaluable service to a young person in distress due to the housing crisis.

Take the case of Martine, a young retiree living near Louvain-la-Neuve. By renting out the room of her son who moved abroad, she secures an income of 350 euros per month that helps her pay her energy bills. In return, she sometimes shares a meal with her tenant, discusses current events, and feels reassured by this caring presence under her roof. It is a true win-win relationship.

Legal framework in Belgium: What you need to know before starting

The student lease: strict regional rules to respect

It is crucial to understand that student rentals in Belgium fall under regional jurisdiction. The rules governing student leases therefore differ depending on whether your property is located in Brussels, Wallonia, or Flanders. At Roomlala, we make it a point of honour to inform our users about these specificities to ensure 100% secure rentals.

In the Brussels-Capital Region, for example, the student lease has a maximum duration of one year, which can be renewed. A very important provision concerns early termination: the student can end the lease at any time with a two-month notice period, without compensation if the termination occurs before 15 March. In Wallonia, legislation also offers a specific framework for student leases, limiting the duration to a maximum of one year and strictly regulating the grounds for termination (dropping out of studies, death of a parent, etc.) with a notice period of one or two months depending on the case.

As a host, it is essential to draft a clear lease agreement that explicitly refers to the regional legislation applicable to student housing. The student will generally need to provide proof of their enrolment in an educational institution for this type of specific lease to be applied. Using a platform like Roomlala helps you structure this process in a reassuring way.

Urban planning in Wallonia: the flexibility of the single room

One of the major points of vigilance when talking about creating a student room concerns urban planning rules. Many owners are afraid to start, fearing heavy and costly administrative procedures. Fortunately, the law makes a very clear distinction between dividing a house into several dwellings and renting out a single room in a private home.

In Wallonia, the Territorial Development Code (CoDT), specifically via its article D.IV.4, brings excellent news for supportive hosts. The creation of a single room as a 'kot' within a home is greatly facilitated legally: it is not subject to an urban planning permit. This means you can start renting almost immediately, without waiting for the municipality's approval.

However, to benefit from this permit exemption, strict conditions must be met:

• The owner must reside in the property as their primary residence.
• The student tenant must use the common facilities of the house (kitchen, bathroom, main access).
• It must only be a single room rented to one student (the creation of multiple student rooms would require an urban planning and rental permit).

How to ensure a successful intergenerational or supportive cohabitation?

The key to success: transparent communication from the start

For a homestay rental to run under the best conditions, preparation is essential. At Roomlala, we always advise taking the time to get to know each other well before signing. During the viewing or the initial video call, do not hesitate to ask questions about each person's rhythm of life. A medical student who studies late at night will have different needs to an art student who creates bulky models.

It is fundamental to establish clear and written house rules. These rules, which can be annexed to the lease agreement, must address daily topics:

• The times for using common areas (kitchen, bathroom, washing machine).
• The policy regarding outside guests (friends, partner).
• The division of household chores if the student participates in the maintenance of shared spaces.
• The rules regarding discretion and respecting everyone's sleep.

Don't forget that kindness should be at the heart of your approach. The student arriving at your home may be leaving the family nest for the first time. A small welcome note, a tour of the neighbourhood, or a meal shared on the first evening can make all the difference and establish an immediate climate of trust.

Finally, use a trusted platform. By using Roomlala, owners and tenants benefit from a secure framework, verified profiles, and an internal messaging system allowing you to communicate in complete confidentiality before committing. Faced with the urgency of the 2026 academic year, choosing a homestay means opting for a student housing solution in Belgium that makes sense, combining financial security, respect for the law, and genuine human solidarity.