Inventory of fixtures
Real estate expert
The Inventory of fixtures is carried out on arrival and departure of the rental property. It is an important stage in the contractual relationship between tenant and landlord. Many disputes between landlord and tenant are based on the contradictory Inventory of fixtures carried out at the start and end of the rental agreement. The release of the tenant’s rental guarantee is directly linked to the Inventory of fixtures.
What is an inventory report?
A Inventory of fixtures is an obligatory process when renting a property in Belgium. The Inventory of fixtures is carried out at the start and end of the rental agreement, to identify any damage that may have occurred during the rental period.
The Inventory of fixtures is a written document that should be as detailed as possible. It is used to describe the condition of the rented property as accurately as possible, whether at the start of the lease or at the end of the contract. This mandatory document must be appended to the lease contract and registered by the landlord with the lease.
Is an inventory report mandatory?
In Belgium, article 1730 of the Civil Code states that “The parties must draw up a detailed inventory report jointly and at their own expense”. This document is therefore mandatory in the property rental process.
Other elements are mandatory and must be organized before signing the lease. The two main things the tenant must do before signing the lease are :
– Set up a rental guarantee for the amount specified in the lease contract;
– Take out fire insurance to protect your home.
What are the conditions of validity of a Inventory of fixtures?
The validity of a Inventory of fixtures depends on compliance with certain rules. To be valid, the Inventory of fixtures must be :
- Contradictory: in the presence of the tenant and the owner or someone representing them);
- Dated and signed by both parties (tenant and owner) ;
- Detailed and precise in its wording and in the description of the entire property;
- Established before the start of the lease or during the first month of occupancy.
How does an inventory report work?
The Inventory of fixtures is carried out in the presence of both parties to the lease. To ensure that the Inventory of fixtures runs smoothly, the following steps must be taken:
- Agree on a date to ensure that the Inventory of fixtures is carried out at the right time:
- Immediately prior to the start of the rental period for the Inventory of fixtures.
- Immediately after the end of the rental period for the exit Inventory of fixtures.
- Providing all the keys to access all the rooms and meters in the rental property (electricity, water, etc.). Meter readings are recorded on the Inventory of fixtures;
- Using a template to ensure that the Inventory of fixtures complies with current regulations. Using a template makes it easier to complete the Inventory of fixtures. Using an example ensures that no irregularities or omissions are made in the final report.
- Go through the rental property to write a detailed description of all the rooms without omitting any part of the accommodation;
- Add photos in order to fully understand the anomalies described in the Inventory of fixtures. The photos are dated and indicate their location;
- Date and sign the final document drawn up by both parties. The more detailed the document, and the more the parties agree on the wording, the less risk there is of the Inventory of fixtures being contested in the future.
What should the Inventory of fixtures contain?
The inventory report is a precise, written description of the condition of the rental property. The inventory report contains the following information:
- The type of inventory report, i.e. an entry or exit report;
- Completion date ;
- Full identity of parties, names and addresses of lessor and lessees;
- The identity of the surveyor or any other person involved in drawing up the Inventory of fixtures;
- Description of all the rooms in the rental: description of the condition of the ceiling, windows, walls and floor. Description of electrical and heating installations, furniture, kitchen and bathrooms;
- The number of keys and what they give access to (cellars, doors);
- Reading of individual water or energy consumption meters;
- Signature of both parties (or their representatives).
What is an inventory report?
The inventory report for a property rental is a description of the property when the tenant moves in. This detailed report is drawn up just before the landlord hands over the keys at the start of the lease. The entry inventory report serves as a reference at the start of the lease, and is intended to be compared with the exit inventory report drawn up at the end of the tenant’s stay.
What is the Inventory of fixtures?
An inventory report details the state of the property when the tenant leaves. It is drawn up just before the tenant hands over the keys. The Inventory of fixtures at the end of the rental period is to be compared with the Inventory of fixtures at the beginning of the rental period. The purpose of this comparison is to identify the damage related to the rental period and to determine the amount of the corresponding financial compensation.
Depending on the length of the lease, the parties must take into account the age of the dwelling and normal wear and tear to determine which repairs will not be charged to the tenant.
Who can carry out the Inventory of fixtures?
The Inventory of fixtures can be organized in two different ways:
- It can be carried out by the tenant and the owner together, by mutual agreement.
- It can be carried out in the presence of one or more real estate experts.
The advantage of an amicable Inventory of fixtures is that it’s free of charge, as no expert is involved. When the tenant or owner appoints a real estate expert, the expert’s fees are to be shared equally between the two parties.
The two parties can also each appoint a property expert at their own expense if they are unable to reach agreement.
What is a real estate expert?
A real estate expert is a certified professional qualified to carry out a real estate appraisal. Real estate appraisers must have a diploma in appraisal or training leading to certification, combined with several years’ experience.
To carry out his real estate appraisal missions, the expert uses his skills in building techniques, his economic knowledge and his legal knowledge to evaluate the property.
How much does a property valuation cost?
The price of a property valuation in Belgium varies from €150 to €450. The price of a property valuation is not fixed by law, and can vary significantly from one expert to another. The price is set by the expert according to the following criteria:
- Type of service (inventory report, estimate, provisional acceptance)
- Number of rooms (including bathrooms)
- The presence of a garden
If the property is furnished, the price will be adjusted upwards to take account of the furniture inventory to be carried out.
Can an Inventory of fixtures be contested?
When the inventory report is drawn up by only one of the two parties, the other party can always contest it. It’s very simple to contest an inventory report drawn up independently by the tenant or owner: the person who was not present can send his or her remarks and modifications in writing. The modifications will be studied and potentially added by the parties before signing.
If the tenant and landlord disagree on how to draw up the inventory report, they can ask the Justice of the Peace to appoint a real estate expert. This request must be made within the first month of the lease.
How much does an inventory report cost?
The price of an inventory report depends on how it is organized. There are two main ways of carrying out an inventory report:
- A free inventory report is possible if it is carried out amicably between the tenant and the landlord. No third party is involved in the inventory report, so there are no additional costs;
- The price of an inventory report carried out by an expert varies from 150 euros to 450 euros. The price is proportional to the surface area of the property and the number of rooms to be inspected.
Example of inventory report
Here’s a free sample inventory report drawn up in accordance with the rules in force in the Brussels-Capital region. This inventory report is presented in the form of a standard document to be completed.
Most of the inventory report templates available on the Internet are in pdf format. Simply print out the attached document and fill it in by hand during your visit to the rental property.
