Complete Guide
Blocked account for the
rental guarantee in Belgium
A blocked account is the most common form of rental guarantee in Belgium. Here’s how it works, what its limitations are, and how to compare the major banks.
Definition
What is a blocked rental guarantee account?
A blocked account is a savings account opened in the tenant’s name at a Belgian bank, into which the rental guarantee is paid. Neither party has access to this account for the duration of the lease.
How It Works
Unfreezing a Frozen Account: The Steps
The major Belgian banks offer this service. Depending on the bank, you can open an account in person at a branch or, if you’re an existing customer, through the mobile app. See the bank comparison below.
The account is opened in the tenant’s name. The security deposit is paid in a single lump sum—2 months’ rent in Brussels and Wallonia, and 3 months’ rent in Flanders. The account is immediately frozen.
The bank issues a certificate confirming that the rental guarantee has been posted. This document is given to the landlord before or at the time the rental lease is signed.
Afterthe inventory report, the landlord and tenant jointly sign the release document. In the event of a dispute, the funds remain frozen until an amicable agreement is reached or a decision is made by the justice of the peace. The funds must be returned within 2 months of the keys being handed over. Learn more about the release of the rental guarantee.
Analysis
Advantages and Disadvantages of a Restricted Account
Positive aspects
- Free — no opening or maintenance fees
- Widely accepted by all Belgian lenders
- Funds secured by a Belgian deposit guarantee
- Funds returned at the end of the lease with no outstanding debt
Cons
- 2 to 3 months’ rent held in escrow for the entire term of the lease
- It takes 3 to 7 days to receive the certificate
- A visit to the branch is often required
- A Belgian IBAN and eID are required, depending on the bank
- The process of vacating a property at the end of a lease can sometimes be complex
By bank
Bank Rental Guarantees — Comparison
Not all banks offer the same level of service. Here are the main differences between the major Belgian banks.
Frequently asked questions
FAQ on the Blocked Rental Guarantee Account
No. The escrow account is reserved exclusively for the rental guarantee. It cannot be used to pay rent or any other expenses during the term of the lease.
The funds remain frozen until the dispute is resolved. You can attempt mediation, and then file a claim with the justice of the peace in the jurisdiction where the rented property is located. The funds must be returned within 2 months of the keys being turned over—after that, the landlord may be liable for compensation.
In principle, yes—interest is compounded and added to the guarantee amount. It is repaid along with the principal at the end of the lease. Some lease agreements may include different provisions, so be sure to check the contract.
Yes. There are two legal alternatives that do not tie up funds: e-DEPO MyMinfin (free, but funds are held in a government account) and garantie.be (joint and several guarantee, no funds tied up, response within a few hours). As of April 2025, tenants are free to choose their method of security.
Don’t want to tie up your funds?
Garantie.be is the only 100% online option—no funds are held in escrow, no eID is required, and no in-person appointment at a branch is needed. You’ll receive a response within a few hours, and the certificate is sent directly to the landlord.