My landlord ignores my repair request — who do I contact?
The landlord must keep the home in usable condition: heating, water, electricity, a roof that does not leak. Write a dated repair request with a deadline (two weeks is normal, 24 hours for no heating in winter) — the letter is what every next step is built on. Then Vrederechter — verzoeningsprocedure (rechtbanken-tribunaux.be) is the body for tenancy disputes in Belgium, cheap or free and without a lawyer. Huurdersbond (huurdersbond.be) advises on rent reduction and repair-and-deduct. For dangers to health — no heating, no water, electrical hazards — Wooninspectie (Wonen in Vlaanderen) / DIRL Brussel / Wallonie logement (vlaanderen.be) can inspect and order the landlord to act.
🗣️ What to say
"Since [date] the [heating / boiler / roof / …] at [address] is [defect]. I asked you on [date] with no result. Please repair it by [deadline]. If not, I will reduce the rent proportionally from [date] and refer the matter to Vrederechter — verzoeningsprocedure."
🪜 Step by step
- Write, dated, with photosEmail or letter with the defect, the date it started, photos and a deadline. Keep proof of sending.
- Know the remediesRent reduction from the day of the report in most countries; repair yourself and deduct after a written warning; the tenancy board for anything bigger.
- Health or safety at risk? Wooninspectie (Wonen in Vlaanderen) / DIRL Brussel / Wallonie logementThe municipal inspection can order works and fine a landlord who leaves a home unfit.
- Go to Vrederechter — verzoeningsprocedureFree or low-fee, no lawyer. Bring the letters and photos. Decisions bind the landlord.
- Do not stop paying rent outrightReduce proportionally and say why in writing; a full stop can become grounds for eviction.
📇 All contacts
❓ Frequently asked
Can I fix it and deduct the cost?
In most countries yes, after a written notice with a reasonable deadline, for necessary repairs, at a reasonable price. Keep the invoices. Check with Huurdersbond first for your country's rule.
How much rent reduction?
Proportional to the loss of use: a broken boiler in winter can justify 20–50 %, a dripping tap almost nothing. Huurdersbond has tables from past decisions.
The landlord threatens to evict me for complaining
Retaliatory eviction is not a valid ground anywhere in the EU. Keep everything in writing and tell Huurdersbond.
📎 Sources
- Vrederechter — verzoeningsprocedure →
- Huurdersbond →
- Wooninspectie (Wonen in Vlaanderen) / DIRL Brussel / Wallonie logement →
- Gemeentebestuur / stadsbestuur →
- Bureau voor Juridische Bijstand (pro Deo) / Justitiehuis →
🔎 Common searches
Recognise your own search? The answer above covers all of these.
- “landlord refuses repairs Belgium”
- “rent reduction repairs not done”
- “tenant rights repairs Belgium”
- “no heating landlord what to do”
- “report unfit housing”
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