Student accommodation shortage in 2026: Homestays as a key solution for the new academic year

The start of the 2026 academic year is shaping up to be extremely tense for thousands of students in Belgium. Finding a 'kot' (student room) has become a real ordeal, or even an impossible mission in some university towns. Faced with an unprecedented structural shortage and soaring property prices, anxiety is growing among young people and their parents as the start of the academic year approaches. At Roomlala, we are observing this situation very closely. We are firmly convinced that there is a humane, affordable, and immediately available alternative: renting a homestay. We take a deep dive into the heart of the Belgian student housing crisis and discover a solution that could well save your academic year.

1. The student housing crisis in Belgium: An alarming situation in June 2026

Recent figures are dizzying and confirm our worst fears for this year. Belgium is currently facing a massive structural shortage, estimated at approximately 70,000 missing student homes across the country. This unprecedented situation makes the search for student rooms extremely difficult for the start of the 2026 academic year. Every year, universities and colleges welcome more and more students, whether Belgian or international, while the construction of new purpose-built student accommodation is struggling significantly to keep pace with this growing demand.

In Brussels, the student capital par excellence, the situation has reached a truly critical threshold. According to the latest regional monitoring report published at the beginning of 2026, only one in three students manages to find a place in housing specifically intended for students today. The remaining two-thirds are forced to turn to the classic rental market, which puts extra pressure on Brussels families and drives up traditional property prices. Waiting lists for university residences are growing disproportionately, leaving many young people in total uncertainty just months before the start of the term.

Financially, students' housing budgets have suffered from rapid inflation. In June 2026, the median rent for a classic student room has risen to 479 euros per month nationally. However, these averages hide staggering regional disparities: you need to budget an average of 600 euros to live in Brussels, and prices are edging towards 700 euros in highly sought-after cities like Leuven. These amounts, often inaccessible for scholarship students or those from middle-class backgrounds, call into question the equal access to higher education in Belgium.

Added to this rise in base rents is the burden of utility costs. Recently, Parliament highlighted that costs (particularly energy) for classic student rooms have increased by nearly 45% in recent years. Energy-inefficient housing, still common in the student property market, is causing gas and electricity bills to explode. Faced with this bitter reality, students and their families have no choice but to look for less expensive and more financially secure alternatives. This is precisely where homestays make perfect sense.

2. Homestays: The affordable and friendly alternative

An immediate and human response to market saturation

While estate agencies are fully booked and listings for student rooms disappear in minutes, homestays offer a pool of immediately available housing. At Roomlala, we connect hosts with a spare room with students looking for a roof over their heads. This solution makes it possible to instantly bypass the saturation of the traditional property market. Many seniors, single-parent families, or couples whose children have flown the nest have space and are delighted to be able to welcome a student to bring life back into their home.

Beyond simply providing a room, it is a real human adventure that unfolds. Intergenerational initiatives, widely popular in Belgium, prove that living together between a student and a senior is a win-win exchange. The student finds a calm and supportive study environment, while the host benefits from a reassuring presence and additional income. This model fosters social ties, combats the isolation of the elderly, and offers young people a strong local anchor, which is particularly valuable when arriving in a new city.

Let's take a very concrete use case: that of Julien, a Master's student at the ULB. After three months of unsuccessful searches and dozens of visits to unsanitary or overpriced student rooms in Ixelles, Julien opted for a homestay via our platform. He was welcomed by Marie, a dynamic pensioner from Watermael-Boitsfort. In just a few days, his housing problem was solved. Not only did Julien find a spacious and bright room, but he also shares a few meals a week with Marie, creating a bond that softens his daily life away from his family.

Flexibility is also a major asset of this arrangement. Whether a student needs accommodation for a full year, for an Erasmus exchange semester, or even for a few nights a week if they go home to their parents at the weekend, homestays adapt to all schedules. Hosts registered on Roomlala are often very open to discussion and can offer bespoke arrangements, far removed from the rigidity of traditional estate agencies.

A controlled budget in the face of rampant inflation

The financial argument is undoubtedly the primary driver pushing students towards homestays in 2026. By opting for this solution, the rent is structurally lower than that of an independent room or a studio. Since the host's goal is not to make a profit on a pure real estate investment, but rather to offset the costs of their main residence, the rates offered are fair and moderate. On average, a homestay allows for savings of 20% to 30% on the monthly rent compared to the standard market.

But the real revolution for the student wallet lies in the management of utility bills. Unlike student rooms where energy costs have jumped by 45%, homestay rentals generally include a flat rate for fixed costs, or even have all utility bills included in the base rent. Heating, water, electricity, and high-speed internet are shared within the household. The student is thus protected against abusive energy bill adjustments at the end of the year and can budget for their academic year without any nasty surprises.

Take the example of Sarah, a student at KU Leuven, the most expensive city for students in Belgium. Faced with student rooms listed at 700 euros excluding bills, she chose to rent a room with a couple in their thirties in Heverlee for 450 euros per month, all bills included. This 250-euro monthly difference allows her not only to fund her course materials and equipment, but also to enjoy student life without having to combine exhausting student jobs in the evenings.

At Roomlala, we would like to highlight the importance of this financial peace of mind. Here are the main economic advantages of a homestay:

A capped and reasonable rent: Set in agreement with the host, without any bidding wars linked to the shortage.
Shared utility costs: No more surprise energy bills at the end of winter.
No agency fees: Direct connection via secure platforms significantly reduces upfront costs.
Equipment already on-site: No need to buy a washing machine, microwave, or kitchenware; everything is usually available in the house.

3. Legal framework: What you need to know before signing in Belgium

The student rental agreement: Essential protection for both parties

In Belgium, rental legislation is regionalised. Whether you are in Wallonia, Flanders, or Brussels, there is now a specific legal framework called the student rental agreement. At Roomlala, we strongly insist on the importance of signing an official contract, even for a homestay. This student rental agreement is designed to adapt to the academic reality: it generally limits the rental duration to a maximum of 12 months, which fits the university calendar perfectly, and offers more flexible early termination conditions for the student (in the event of dropping out of studies, for example).

For the host, this contract is just as crucial. It guarantees rent payment, regulates the payment of the security deposit (which cannot exceed two months' rent), and clearly establishes each party's obligations regarding maintenance. Signing an official student rental agreement allows you to move away from informal arrangements and avoid misunderstandings. It also stipulates that the rented accommodation cannot serve as the student's primary residence (they must keep their registration at their parents' address), which greatly simplifies administrative procedures for the host.

A frequent legal use case concerns termination. If you rent in Liège (Wallonia Region) and decide to stop your studies in December, the Walloon student rental agreement allows you to end the contract with two months' notice, provided you provide official proof from the educational institution. Without this specific agreement, you would potentially be required to pay the rent until the end of the year or find a replacement, a situation often prone to conflict.

We always recommend conducting a detailed inventory check at the start and end of the tenancy, even if the room is located in the host's home. Annexed to the student rental agreement, this document protects the host against potential damage and ensures the student receives their security deposit back without difficulty. On our platform, we provide contract and inventory check templates compliant with the latest 2026 regional regulations to secure your arrangements.

Layout of the premises and municipal regulations

There is a fundamental point of vigilance that every tenant and host must know: the legal definition of a homestay. To benefit from the regulatory and tax flexibility of this status, the rented room must not have an entrance that is completely independent of the host's main residence. The student must necessarily share some living spaces, such as the main entrance door, hallways, and often the kitchen or bathroom. If the accommodation has its own street-facing entrance, it will be considered independent accommodation (a studio or an independent student room) and will be subject to much stricter planning rules.

In addition to the layout of the premises, it is imperative to check municipal regulations. Although homestay rentals are more flexible, many Belgian university towns impose strict rules to combat rogue landlords and ensure student safety. The host may be required to make a prior declaration to the municipality, or to obtain a rental permit attesting to compliance with safety standards (compliant fire detectors) and health standards (ventilation, minimum room area, generally set at 12m²).

Take the example of the city of Namur. Municipal authorities there are particularly attentive to fire safety. If a host in Namur wishes to rent out a room on the second floor of their house, they must ensure that the fire department has validated the escape routes and that the smoke detectors are interconnected. At Roomlala, we strongly encourage our hosts to contact their local council's housing department before publishing their listing, to ensure students have a 100% safe and legal environment.

In summary, for the rental to proceed properly, here are the points to check:

Access: The entrance must be via the main door of the host's house.
Basic standards: The room must have a window offering natural light and an adequate heating system.
Local procedures: Check with the municipal administration if a rental declaration is required.
Insurance: The host must inform their home insurance provider of the presence of a tenant, and the student should ideally take out civil liability insurance (often covered by their parents').

4. How to ensure a successful cohabitation: Our expert advice

The success of a homestay rental depends above all on transparent and honest communication from the very first exchanges. At Roomlala, we have found that the most harmonious cohabitations are those where everyone's expectations were clearly expressed even before signing the contract. It is crucial to discuss lifestyles: is the student a night owl or an early bird? Does the host need absolute silence after 10 pm? Addressing these questions openly helps avoid frustration and ensures that lifestyles are compatible.

To frame daily life, we systematically advise drafting a 'house rules' charter. This document, informal but essential, complements the student rental agreement. It allows you to set the house rules regarding practical aspects: the use of the washing machine, the access hours for the shared kitchen, the cleaning of common areas, or the policy regarding guests. Knowing whether the student can bring a classmate over to study or invite their partner over the weekend is a question that must be settled from the start.

An excellent use case for this charter comes from Antoine, a host in Ghent. When he welcomes a new student, he always takes the time to have a coffee with them to fill out this charter. For example, they define that the kitchen is accessible until 9:30 pm for preparing hot meals, and that a rotating schedule is set up for taking out the rubbish. This preliminary clarification has allowed Antoine to rent out his room for four years without ever encountering the slightest major conflict with his young tenants.

Finally, do not forget that cohabitation is a matter of mutual respect and common sense. For the student, it is a matter of respecting the host's home and privacy. For the host, it is about giving the student the independence necessary to flourish in their life as a young adult. By choosing Roomlala for your search this autumn 2026, you are opting for a secure platform that values trust and conviviality. Do not let the student room shortage ruin your academic year: the ideal room may already be waiting for you at one of our caring hosts' homes!