Student accommodation in Flanders: Everything you need to know about the student lease for the 2026 academic year

As the new academic year approaches, the search for the ideal accommodation is accelerating all over Belgium, and particularly in large Dutch-speaking university cities. Whether you are aiming for Ghent, Leuven, Antwerp or Hasselt, finding a student room in Flanders is a crucial step that requires good preparation. At Roomlala, we know how stressful this period can be, both for international and French-speaking students discovering a new system, and for hosts keen to let their property with complete peace of mind. That is why we are here to support you step-by-step through this process.

As rental legislation is regionalised in Belgium, it is imperative not to confuse Flemish rules with the specificities of Brussels or Wallonia. In Flanders, it is the Flemish housing decree (commonly known as the Huurdecreet) that dictates the rules of the game. This strict legal framework has been designed to provide maximum protection for student tenants while offering clear guarantees to landlords. For the 2026 academic year, it is more essential than ever to master these legal subtleties to avoid any nasty surprises and to sign contracts in full compliance with the law.

Read also: Student lease regulations in Brussels: New legal updates for the 2026 academic year, 2026 Student start of term in Brussels: Essential information on student leases and shared housing and 2026 academic start in Switzerland: The boom in intergenerational housing in the face of shortages

In this comprehensive article, we will decode for you the specific rules of the 2026 Flemish student tenancy agreement. From the duration of the contract to the management of the security deposit, as well as strict termination conditions and subletting opportunities, we will reveal all the secrets of student housing legislation. Our goal? To provide you with all the keys to rent or let a student room in Belgium with complete peace of mind, while taking advantage of the security and user-friendliness of the Roomlala platform.

Understanding student housing legislation in Flanders: The famous Huurdecreet

The student housing market in Flanders is governed by very specific rules that differ greatly from standard primary residence tenancies. The Flemish Huurdecreet has put in place a tailored regime for students, taking into account the temporary and academic nature of their stay. At Roomlala, we ensure that our users are perfectly informed of these legal foundations before signing anything.

It is fundamental to understand that this regime does not automatically apply to just any young tenant. For the contract to be classified as a student tenancy under Flemish law, several cumulative conditions must be met. This protects the host against abuse and guarantees the student specific rights adapted to their university lifestyle.

Let's look in detail at the two founding pillars of this contract: proof of student status and the rules governing the duration of the tenancy. These elements are the foundations upon which any healthy and legal student rental in the Flemish region is based.

Proof of enrolment: a mandatory requirement

To benefit from the highly protective Flemish student tenancy regime, the tenant must provide proof of their status. It is not enough to declare that you are going to study; you must prove it. In concrete terms, the tenant must provide the host with proof of their enrolment in a higher education institution (university, university college, etc.) at the time of signing the tenancy agreement, or at the latest within one month of moving in.

This requirement is crucial for the host. If the tenant does not provide this document, the contract could be reclassified as a standard primary residence tenancy, which would drastically change the notice and duration rules. At Roomlala, we always encourage our hosts to request this document via our secure messaging service before even confirming the final booking, in order to ensure the applicant is serious.

Concrete example: Let's take the case of Lucas, a French student from Lyon who wishes to study at KU Leuven. Before signing his tenancy agreement with Mr Peeters, his future host, Lucas must send him his university acceptance or enrolment certificate. If he is still waiting for his final enrolment in July, he can provide proof of his application, provided he regularises the situation with the official document from September.

Tenancy duration and prohibition of automatic renewal

Another major feature of the 2026 Flemish student tenancy agreement concerns its duration. The legislation clearly states that the contract is concluded for a maximum duration of 12 months. It is entirely possible to sign for a shorter period, for example 10 months (the strict academic year), but it is impossible to exceed the one-year mark in a single contract.

Furthermore, Flemish law formally prohibits any automatic renewal. This means that at the end of the tenancy, it ends automatically, without either party having to send a notice of termination. If the student wishes to stay in their room for the following year, they will have to sign a new contract with their host. This rule offers immense flexibility and avoids students getting stuck in accommodation if they decide to change city or course.

Concrete example: Marie rents a homestay in Ghent via Roomlala from 1 September 2025 to 31 August 2026. Arriving in June 2026, she knows she wants to stay for her master's degree. She cannot simply continue paying her rent in September hoping that the tenancy will be extended. She and her host must draft and sign a brand new student tenancy agreement starting on 1 September 2026, thus guaranteeing total transparency for both parties.

Rent, charges and security deposit: What is changing for 2026

The financial aspect is often the main source of anxiety when it comes to renting a student room in Belgium. Flanders has therefore legislated very strictly to avoid abuse and guarantee total transparency regarding the actual costs of the accommodation. No more nasty surprises at the end of the year with exorbitant and incomprehensible utility bills.

The Flemish legislator has imposed the principle of clarity: the student must know exactly how much their room will cost them each month as soon as the contract is signed. This greatly facilitates student budget management and reassures parents who often act as guarantors.

Let's examine more closely how rent, authorised charges, and the very strict rules governing the security deposit in Flanders are structured.

The principle of all-inclusive rent (or almost)

The golden rule in Flanders is that the rent agreed in the student tenancy agreement must include absolutely all costs and charges related to occupying the room. This includes municipal taxes, maintenance costs for common areas, insurance against recourse, or even the use of furniture. The host can in no way claim supplements for these items during the year.

However, the law provides a strict exception for three types of charges that can be billed separately, provided this is explicitly mentioned in the tenancy agreement: water, energy (electricity, gas, heating) and telecommunications (internet, television). These costs can be billed either as a flat rate (a fixed monthly amount that will not be adjusted) or as a provision (with an annual statement based on actual consumption).

Concrete example: Emma rents a room in Antwerp for 450 euros per month. Her contract states that this amount includes cleaning of hallways and the bin tax. However, the contract mentions a 60-euro monthly provision for water, gas, electricity and Wi-Fi. At the end of the year, the host must provide Emma with the actual invoices to justify these 60 euros per month and proceed with a refund if she has consumed less, or ask her for a supplement if she has consumed more.

A strictly capped security deposit

The security deposit is another major point of vigilance. In Flanders, the law is uncompromising: the security deposit that can be requested by the host is strictly capped at 2 months' rent (excluding charges if these are billed separately). It is completely illegal to demand a 3-month deposit for a student tenancy under the Huurdecreet regime.

Furthermore, this sum must never be paid in cash or into the host's personal bank account. It must be placed in a blocked account in the student's name, which will earn interest in their favour. At Roomlala, we constantly remind our users of the importance of respecting this legal procedure to avoid any disputes when moving out.

Concrete example: Thomas finds a superb student shared housing in Flanders via our platform, with a rent of 500 euros excluding charges. The host, Mr Janssens, asks him for a security deposit. Thomas will have to block a maximum of 1000 euros (2 x 500 euros) in a specific bank account. At the end of his tenancy, if no damage is found during the exit inventory check, Mr Janssens will sign the release document and Thomas will get his 1000 euros back, plus any interest generated by the bank.

Termination and cancellation of the 2026 Flemish student tenancy agreement: What are your rights?

Student life is full of the unexpected: reorientation, academic failure, family problems, or a simple change of plans. Flemish legislation has taken this reality into account by offering students legal and supervised exit options, which are impossible in a standard tenancy. This is invaluable security for young tenants.

For hosts, these rules may seem restrictive, but they are offset by clear and strict notice periods that allow them to adapt and find a new tenant quickly. At Roomlala, we facilitate this transition thanks to our large community of students constantly looking for accommodation.

Let's discover the two main scenarios for early contract termination: cancellation before the start of the academic year, and termination during the year for specific reasons.

Cancellation before moving in

This is a very strong specific feature of Flemish law: the student has the right to cancel their tenancy agreement even before it takes effect, without having to pay any compensation to the host. However, this right is subject to an extremely strict deadline condition: the student must notify the host at least 2 months before the scheduled start date of the contract.

The notification must be made officially, ideally by registered letter, to keep proof of the date of sending. If this 2-month period is not respected (for example, a cancellation at the end of August for a tenancy starting on 1 September), the student will be liable for compensation equivalent to 2 months' rent.

Concrete example: Chloé, a French-speaking student, signed a tenancy agreement in May for a room in Hasselt starting on 1 September. In June, she learns that she has finally been accepted into a school in Brussels. She immediately sends a registered letter to her Flemish host on 15 June to cancel the tenancy. Since she respects the period of more than 2 months before 1 September, her cancellation is free and legal. The host then has the whole summer to find a tenant on Roomlala.

Termination of the contract during the year

Once the academic year has started, the student cannot terminate their tenancy on a whim. Flemish law authorises early termination of the contract during the year only in two dramatic or exceptional situations: if the student stops their studies (drop-out, un-enrolment from the institution), or in the event of the death of one of their parents (or the person who provides for their maintenance).

In these specific cases, the student can terminate the contract subject to a 2-month notice period. The notice period begins on the first day of the month following the sending of the registered letter. The student must of course provide proof of dropping out of their studies or the death certificate to validate this early termination.

Concrete example: Maxime realises in November that his engineering studies at KU Leuven do not suit him at all. He decides to drop out and un-enrols from the university on 15 November. He sends his notice by registered letter on 18 November, attaching his un-enrolment certificate. His 2-month notice period will begin on 1 December and end on 31 January. He will have to pay his rent until the end of January, at which point he will be definitively released from his obligations.

Subletting and student shared housing in Flanders: Best practices

International mobility is an integral part of the modern university curriculum. More and more students are going on Erasmus exchange or doing internships abroad during the year. What should you do with your room during this period? Flemish legislation has provided specific provisions for subletting, thus promoting flexibility.

Furthermore, in the face of the rising cost of living, student shared housing in Flanders is a resounding success. Sharing a large flat or house between students makes it possible to reduce costs while enjoying a rich social life. But here too, rules apply.

At Roomlala, we encourage these collaborative lifestyles, provided they are carried out in compliance with the legal framework. Here is what you need to know to sublet or share a property legally.

The right to regulated subletting

In principle, subletting is prohibited without the host's agreement. However, the Flemish Huurdecreet introduces a major exception: subletting is legally authorised if the student tenant leaves as part of an exchange programme (like Erasmus) or an official internship. In this scenario, the host can only refuse the subletting if they have a fair and legitimate reason.

The main student tenant remains responsible for paying the rent and any damage caused by the subtenant. It is therefore crucial to choose the person who will occupy the room carefully. Roomlala is the ideal platform to find a trusted subtenant for a few months, thanks to our system of verified profiles and community reviews.

Concrete example: Sarah, a tenant of a room in Leuven, leaves to do a 4-month internship in Berlin from February to May. She informs her host in writing of her subletting plan by presenting the file of Hans, a German student who is just coming to do an Erasmus in Leuven for the second semester. The host accepts. Sarah drafts a subletting contract with Hans. Hans pays the rent to Sarah, who continues to pay her host. Everyone is a winner!

Renting a student room in Belgium: The choice of shared housing

Shared housing is an excellent alternative to an individual room. In Flanders, several students can sign a joint tenancy agreement to rent a house or a large flat. In this case, the rules for student tenancies apply if all roommates prove their student status. A solidarity clause is often inserted into the contract, meaning that if one roommate does not pay their share, the host can claim the full rent from the others.

Another option, very popular on Roomlala, is renting individual rooms in a homestay. The host lives in the house and rents one or more rooms to students. Each student then signs an individual student tenancy agreement for their room, with access to common areas. It is a reassuring, economical formula governed by the same rules of capped deposits and a maximum duration of 12 months.

Concrete example: Mr and Mrs Peeters live in a large house near the Ghent campus. With their children having left, they decide to rent three empty rooms via Roomlala. They sign three separate student tenancy agreements with Julien, Clara and Ahmed. Each contract lasts 10 months, includes a fixed rent covering cleaning and internet, and provides for a provision for heating. The three students live in shared housing in the hosts' home, within a perfectly respected and secure legal framework.

In conclusion, the legislation on student rooms in Flanders is designed to balance the rights of students and those of hosts. By mastering the rules of the Flemish student tenancy agreement for the 2026 academic year (strict duration, capped deposit, cancellation and subletting conditions), you ensure a serene rental experience. Whether you are looking to rent your first room or wish to host a student, Roomlala is your trusted partner to facilitate your procedures and secure your rentals in Belgium.