Shortage of student accommodation in Belgium in 2026: Homestay, the supportive alternative

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

Indeed, the shortage of student rooms in Belgium in 2026 is no longer just a temporary phenomenon, but a structural reality highlighted by many real estate experts. Queues are getting longer, prices are soaring, and the stress of the start of the academic year sometimes overshadows the joy of starting higher education. It is in this tense context that renting a homestay emerges as a particularly relevant alternative in Belgium.

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

Far from being a fallback choice, living with a private individual offers a multitude of benefits for both the tenant and the host. In this comprehensive article, we suggest analysing the current state of the student housing market, decoding the benefits of this solidarity-based solution, and guiding you step-by-step through the legal and practical aspects to ensure your shared living arrangement is a success.

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

University towns under extreme pressure

The situation in Belgium's major university centres has never been more critical. Whether looking for student accommodation in Brussels, Liège or Louvain-la-Neuve, students are facing a dried-up rental market. University halls of residence are fully booked months before courses begin, and estate agencies are drowning in applications. This imbalance between supply and demand considerably lengthens the search time, sometimes forcing some 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 a few weeks before the start of the term, still haven't found a backup solution. Take the example of Sarah, a French student who came to do her Master's at the ULB. After more than three months of fruitless searching and dozens of last-minute cancelled viewings, 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 (especially international ones), the slowness of new construction projects, and the conversion of many former student rooms into standard housing or short-term tourist rentals. 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, financial accessibility is a major issue. The traditional student room market is moving upmarket. Property developers are focusing on building luxury residences, complete with gyms and coworking spaces, to the detriment 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 achieve 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 work several jobs to pay their 800-euro rent will logically have less time to devote to their studies. This is why, faced with this shortage of student rooms 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

A controlled rent and an environment conducive to success

Faced with the rampant inflation of the traditional market, the student homestay stands as a true anti-crisis shield. By renting out a room available in their house or flat, the host generally offers a much lower rate than the student room market. This controlled rent, often including all utilities (water, electricity, internet), allows the student 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 area. This saving of 250 euros per month allows him to focus fully on his exams without the anxiety of difficult ends of the month.

Moreover, this type of housing offers an exceptional living environment. The student benefits from the comfort 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 sometimes associated with large student room blocks, the homestay guarantees a quality of life conducive to academic success.

Additional income and a caring presence for the host

If the student finds it beneficial, the host gains just as much. For many people, whether retirees, single-parent families or couples whose children have left the nest, having an empty room represents a loss of earnings and sometimes a feeling of emptiness. Renting out this space allows them to generate significant extra income, which is particularly welcome in a context of high cost of living.

But beyond the financial aspect, it is the human experience that prevails. Welcoming a young person into your home means breaking isolation, recreating intergenerational ties and bringing a bit of life into the house. At Roomlala, we see that many hosts are driven 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 her son's room after he moved abroad, she ensures 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 follow

It is crucial to understand that student rentals in Belgium are a regionalised responsibility. The rules governing the student lease 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 specifics to guarantee 100% secure rentals.

In the Brussels-Capital Region, for example, the student lease has a maximum duration of one year, which is renewable. A very important provision concerns early termination: the student can end the lease at any time with two months' notice, without indemnity if the termination takes place 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 one or two months' notice 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 have 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 get started, fearing heavy and expensive administrative procedures. Fortunately, the law makes a very clear distinction between dividing a house into several dwellings and renting a simple room in your home.

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

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

• The owner must reside in the dwelling as their primary residence.
• The student tenant must use the shared facilities of the house (kitchen, bathroom, main access).
• It must only be a single room rented to a student (creating multiple kots would require a planning and rental permit).

How to ensure a successful intergenerational or solidarity-based living arrangement?

The key to success: transparent communication from the start

For the rental of a room in a private home to go smoothly, preparation is essential. At Roomlala, we always advise taking the time to get to know each other before signing. During the viewing or the initial video call, do not hesitate to ask questions about everyone's pace of life. A medical student who studies late at night will have different needs to an art student who makes bulky models.

It is fundamental to establish clear and written shared living rules. These rules, which can be attached to the lease agreement, must cover everyday topics:

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

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

Finally, use a trusted platform. By using Roomlala, hosts and tenants benefit from a secure framework, verified profiles and an internal messaging system allowing you to communicate in complete confidentiality before making a commitment. 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.