Exit inventory of fixtures
real estate rental
The exit inventory of fixtures is one of the key stages at the end of a rental agreement. Most disputes between tenant and landlord are settled on the basis of the inventory of fixtures at the end of the lease.
This document compares the current condition of the property with the condition at the time of move-in, to determine whether repairs or deductions from the rental guarantee are justified.
What is an exit inventory of fixtures?
The “état des lieux de sortie” is a detailed report on the state of a property when the tenant leaves. It describes the walls, floors, ceilings, fixtures, equipment and meters, room by room.
This document, signed by both parties, has a legal value: it determines whether any damage is attributable to the tenant, or simply normal wear and tear over time.
In the absence of an inventory of fixtures, the tenant is presumed to have received the property in the condition in which he or she is returning it – a situation often unfavorable to the landlord.
When and how to carry out an exit inventory of fixtures?
The departure inventory of fixtures must be carried out :
- After the tenant moves out
- Before handing over the keys to the owner
- In the presence of both parties (or their representatives)
We recommend that you call in an independent expert (surveyor, architect, real estate agent) to draw up the report. In principle, the costs of the survey are shared between the tenant and the landlord, unless otherwise stipulated in the lease.
Click here to receive an estimate from our real estate expert partner mon-etatdeslieux.be. Free, fast and without obligation.
Normal wear and tear or attributable deterioration?
It is essential to distinguish :
- Normal wear and tear: natural ageing linked to time (tarnished paint, slightly scratched parquet, tired joints) at the owner’s expense.
- Damage attributable to the tenant: damage due to excessive use or lack of maintenance (holes in walls, stains, broken furniture, etc.) at the tenant’s expense, with deduction from the rental guarantee.
The lessor must prove that the damage did not exist when you moved in (initial inventory, photos, estimates, etc.).
The rental guarantee and possible deductions
The rental guarantee, amounting to 2 to 3 months’ rent depending on the region in Belgium, can be used to cover :
- Repairs related to proven damage
- Unpaid rent or charges
- Restoration costs
Any deductions must be justified by the inventory of fixtures on departure. In the event of disagreement, the parties may refer the matter to the Justice of the Peace, who may order an expert appraisal.
Practical tips for a successful exit inventory of fixtures
✅ Clean your home before your visit.
✅ Repair minor damage (holes, joints, bulbs…).
✅ Read all meters.
✅ Take dated photos of each room.
✅ Compare point by point with the entry inventory of fixtures.
✅ Use a structured document template.
✅ Call in an expert if the value of the property warrants it.
It’s the key to a fair and transparent tenancy. Well-prepared, contradictory and documented, it protects both tenant and landlord, and facilitates the rapid return of the rental guarantee.
Download our free sample exit inventory of fixtures or contact an accredited expert for an impartial report.
FAQ - Frequently asked questions
Yes, it is compulsory in Belgium. Registration depends on the region.
In general, costs are shared between the tenant and the landlord, unless otherwise stipulated in the lease.
The dwelling is presumed to have been handed over to the tenant in good condition – the lessor will find it difficult to claim repairs.
Yes, but it’s difficult once you’ve signed. You have to provide new evidence (photos, expert, witness) and refer the matter to the Justice of the Peace.
