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Can tenants repaint their rented property in Belgium?

Renting a property often comes with a set of rules and responsibilities. One common query that many tenants have is regarding the repainting of the rented property. Can a tenant repaint certain rooms? What if the landlord demands the walls be returned to their original colors at the end of the lease? Let’s delve into the intricacies of this topic.

Roselyn Tirado

Understanding the lease agreement

The lease agreement, or the bail, is the primary document that outlines the rights and responsibilities of both the tenant and the landlord. It’s essential to thoroughly read and understand this document before making any changes to the rented property.

What if the lease has a clause?

Most lease agreements contain a clause specifying that the tenant cannot repaint walls, doors, ceilings, and other parts of the property. Such clauses are entirely valid and legally binding. If a tenant wishes to repaint despite this clause, they must seek written permission from the landlord. If the landlord denies this request, it’s in the tenant’s best interest not to proceed with repainting. Doing so could lead to the landlord demanding compensation at the end of the lease term.

What if the lease is silent on repainting?

In cases where the lease doesn’t specify anything about repainting, one might assume that the tenant has the freedom to repaint as they wish. However, this isn’t necessarily the case. Some court decisions regard repainting walls in a drastically different or garish color as a form of tenant damage. In such cases, the landlord can demand compensation for the perceived damage at the end of the lease. Both Wallonia and Flanders have included this principle in their lists of repairs, further emphasizing its importance.

When the lease mandates repainting

There might be instances where the lease agreement contains a clause stating that the tenant must repaint the property at the end of the lease. It’s crucial for tenants to know that such clauses are not valid. A landlord cannot charge a tenant for wear and tear, which includes the natural aging and degradation of paint over time.

Best practices for tenants

If you’re a tenant considering repainting your rented property, here are some best practices to follow:

1. Always consult the lease agreement: Before making any decisions, review your lease agreement to understand any stipulations regarding repainting.
2. Seek written permission: If you’re unsure or if the lease prohibits repainting, always seek written permission from the landlord.
3. Choose neutral colors: If you do get permission to repaint, opt for neutral colors that are more likely to be acceptable to a broad range of people, including future tenants or buyers.
4. Document everything: Before and after repainting, take clear photographs of the rooms. This documentation can be useful in case of any disputes at the end of the lease term.

Conclusion

Repainting a rented property in Belgium comes with its set of rules and considerations. Both tenants and landlords must be aware of their rights and responsibilities to ensure a harmonious rental experience. By understanding the lease agreement and following best practices, tenants can make informed decisions that respect both their desires and the property owner’s rights.

17/12/2023
Maximizing Small Spaces: 8 Essential Tips for Efficient Living

Living in a small house or apartment has its perks, such as lower costs and a cozy, comfortable atmosphere. However, furnishing a small space in a practical and stylish way can be challenging. By considering some basic principles, you can turn this task into a breeze. Here are eight essential tips to help you make the most of your small living space.

Patrick Perkins

1. Declutter: Embrace Minimalism

Before moving, evaluate what you truly need. Do you still read those 300 comic books from your youth? Apply this thought process to your clothes and other belongings. Generally, if you haven’t used something in a year, you probably won’t use it again. Stick to essentials for enhanced comfort.

2. Smart Storage Solutions

A common mistake in small spaces is poorly arranged storage. Your home likely has more storage potential than you realize. Consider high storage solutions, reaching up to the ceiling for items you don’t use regularly, like off-season clothing or suitcases. Utilize empty spaces under stairs, beds, and above doors. Shelves above door frames or special bed frames can create additional storage. Remember, your home doesn’t have to conform to others.

3. Furniture Size: Big or Small?

It’s a misconception that only small furniture fits in small spaces. In fact, slightly larger or elongated furniture can make a room appear taller or longer. Consider a large chair or a tall bookcase. Experiment with different furniture arrangements and opt for functional, “smart” furniture like nesting tables, beds with drawers, or suspended furniture that leaves the floor space open.

4. Conscious Shopping

Avoid impulse buys in a small home. You can’t fit everything you like in a limited space. Start by placing larger items first, then see what additional space is available. Making conscious choices will ultimately bring more joy.

5. Plan Your Space

Decorating a room with furniture and accessories you like isn’t the easiest way, especially in a small home where moving furniture around is limited. Every corner is valuable, so it’s useful to plan where everything will go.

6. Be Cautious with Room Dividers

Room dividers can split a room or studio into multiple areas, but be careful as they can make a small space feel even smaller by creating “boxes.” In modern homes, kitchens often include dining areas, and in studios, a bedroom might also serve as a living room. Avoid unnecessary partitions that take up valuable space.

7. Color Choices: Light or Dark?

While white walls and light colors generally give an impression of space, don’t overlook the impact of a dark wall, especially if you have a large window bringing in plenty of light. Use a colored wall as a focal point and adjust the rest of your interior accordingly.

8. Leave Some Empty Spaces

While you might want to maximize every corner, try leaving some areas empty. This creates a sense of calm in your interior and prevents your small home from feeling too cluttered.

In conclusion, these tips can help you effectively decorate a small house or room. Make a plan, carefully consider the space you have, and try different combinations. You’ll soon find the best layout for your small home or apartment, making it a comfortable and stylish space to live in.

17/12/2023
Creative ways to transform your attic space

In many Belgian homes, the attic remains an underutilized space, often relegated to storage or left entirely vacant. However, with a touch of creativity and some renovation, this space can be transformed into one of the most cherished areas of your home. Let’s explore some innovative ideas to breathe new life into your attic.

1. Hobby or Game Room

Think of the attic as a blank canvas, ready to be molded into your dream space. Whether you envision a dedicated hobby room, a fitness area, or a playful zone for kids, the attic offers the perfect secluded spot. It’s a place where you can immerse yourself in activities without disturbing the rest of the household. Plus, it’s an excellent location to store all those craft supplies, board games, or workout equipment without cluttering your primary living areas.

2. Home Office or Workspace

The modern work landscape is rapidly evolving, with more people embracing remote work or freelancing. If you’re one of the many who have the privilege of working from home, why not consider the attic as your professional sanctuary? With the right design elements, like ample natural light from skylights or dormer windows, you can create a productive and inspiring workspace. Remember to insulate the area properly to ensure comfort during those long work hours, regardless of the season.

3. Attic Bathroom Oasis

Imagine a spa-like retreat right in your home, where you can relax and rejuvenate after a long day. Your attic can be that sanctuary. Turning it into a bathroom might require some planning, especially concerning plumbing and electrical work, but the end result can be truly rewarding. Ensure the ceiling height is adequate, utilize the lower sections efficiently, and incorporate enough natural light to create a serene ambiance.

4. Personal Home Theater

Why head out to a cinema when you can have a cinematic experience right at home? With some comfy seating, a projector, and a sound system, your attic can become a personal movie theater. The secluded nature of attics makes them ideal for this purpose, ensuring minimal disturbances and optimal acoustics. Add some popcorn, and you’re all set for movie nights!

5. Luxurious Master Bedroom

For those seeking a touch of luxury, transforming the attic into a master bedroom can be a game-changer. Picture a spacious room with a walk-in dressing area, elegant furnishings, and perhaps even a cozy reading nook by the window. The elevated position of the attic can also offer a unique view, making mornings even more special.

Conclusion: Making the Most of Your Attic

The attic, often overlooked in home design, holds immense potential. Whether you’re looking for a functional workspace, a recreational area, or a luxurious retreat, the attic can cater to various needs. All it takes is some creativity, planning, and a vision to transform this space into one of the most beloved areas of your home. So, next time you think about home improvement, don’t forget to look up and consider the possibilities your attic offers.

16/12/2023
Oil finishing furniture: 6 mistakes to avoid

Oil finishing is increasingly favored for enhancing wood furniture, offering protection and aesthetic appeal. This method not only safeguards wood from stains, water damage, and UV rays but also accentuates its natural beauty, particularly the grain patterns in woods like chestnut, oak, or walnut. However, achieving a flawless and lasting finish requires following certain practices and avoiding common errors.

Skipping Sanding: A Fundamental Error

Wood’s porous nature makes it ideal for absorbing oil, but effective saturation requires a raw surface. If your furniture is painted, stained, or varnished, it needs to be sanded down first. Start with a coarse abrasive paper (around 60 or 80 grit) to remove most of the existing finish. Then, switch to a finer grit (120 or 150) to smooth the surface.

Brush Application? There’s a Better Way

After dusting off the sanded furniture, it’s time to apply the oil. Opt for a cloth over a brush to spread the oil along the wood grain. Allow it to penetrate for about twenty minutes before wiping off any excess with a soft, non-lint cloth. If the wood absorbs the oil quickly, don’t hesitate to apply a second coat in the same manner.

The Importance of Wiping Off Excess Oil

Wiping off excess oil is crucial for optimal drying and achieving a successful finish. Oil is meant to penetrate the wood, not leave a surface film. Overzealous application, or adding more layers once the wood is saturated, is unnecessary and can be counterproductive.

Patience in Drying

In warm and dry conditions (above 20°C), oil-treated wood will be dry to the touch in just over 24 hours but needs a week to dry thoroughly. Cold and humid conditions can hinder the drying process, so it’s best to avoid oil finishing in winter.

Disposing of the Oil-Soaked Cloth Safely

Before discarding your oil-soaked cloth, drench it in water. This prevents the risk of spontaneous combustion in your trash.

Expanding on the Essentials

While these tips cover the basics of oil finishing, there’s more to explore for achieving a professional and enduring result. Different oils offer varying levels of protection, durability, and aesthetics. Linseed and tung oil are popular choices, but each has its unique properties and drying times. Consider the specific needs of your furniture and the desired finish when selecting an oil.

Proper preparation of the wood surface is vital. Beyond sanding, ensure the wood is clean and free of any contaminants like dust or grease. This ensures even absorption and a uniform finish. The environment in which you apply the oil can significantly affect the outcome. Work in a well-ventilated area to ensure proper drying and to avoid dust settling on the wet surface. Also, be mindful of temperature and humidity levels.

Oil-finished furniture requires regular maintenance to preserve its beauty and protection. Periodically clean the surface with a mild detergent and reapply oil as needed to rejuvenate the finish and protect the wood.

Personal Safety and Environmental Considerations

When working with oils and solvents, personal safety is paramount. Use gloves and work in a well-ventilated area. Additionally, consider the environmental impact of the products you use and opt for eco-friendly, non-toxic options when available.

Conclusion

Oil finishing can significantly enhance the natural beauty and longevity of your wood furniture. By avoiding common mistakes and following best practices, you can achieve a professional, durable finish that highlights the unique characteristics of the wood. Remember, patience and attention to detail are key to a successful oil finish.

16/12/2023
Understanding private sales in the Belgian real estate market

The world of real estate is filled with terms and jargon that can sometimes be confusing. One such term that often pops up, especially in the Belgian real estate market, is “private sale” or “vente de gré à gré” in French. But what does it mean, and how does it work? Let’s delve into the details.

What is a private sale?

A private sale, commonly referred to as “vente de gré à gré” in Belgium, is the most prevalent type of property sale in the country. It occurs when a potential buyer and a property owner mutually agree on the sale of a property at a negotiated price. Once both parties have given their consent, the sale is, in principle, finalized. The next step in the process is the signing of a preliminary sales agreement, known as a “compromis.”

Considering an option?

If you’re having second thoughts or need more time to ponder your decision, you can request an option. This provides a temporary assurance that your property won’t be sold to someone else during the option period, giving you some breathing space.

Can you sell without a real estate agent or notary?

Yes, it’s entirely feasible to sell your property without involving a real estate agent. However, it’s advisable to engage one. A real estate agent, with their extensive network and experience, can expedite your property’s sale, assist in fetching the best price, and handle numerous administrative tasks on your behalf. Regardless of whether you use an agent or not, involving a notary in the transaction is mandatory in Belgium.

How to execute a successful private sale?

To ensure a swift sale, it’s crucial to list your property at a competitive price. Websites like Immovlan offer online estimation tools that provide a preliminary pricing indication. However, the expertise and market knowledge of a real estate agent remain unmatched and can be invaluable in setting the right price.

What are the costs associated with a private sale?

When you opt for a private sale, be prepared to cover registration duties, notary fees, and other miscellaneous charges. Detailed cost breakdowns can be found on websites like www.notaire.be. If you decide to employ a real estate agent, their fees will be an additional expense. However, an agent often helps in securing a better price for your property, making the investment worthwhile. To avoid any unexpected financial hiccups, it’s wise to anticipate all potential costs in advance.

Conclusion: Navigating the real estate market can be daunting, especially with its myriad of terms and processes. Understanding the nuances of private sales can empower sellers, ensuring they make informed decisions that align with their goals. Whether you choose to go solo or enlist the help of professionals, being well-informed is the key to a smooth and successful property sale in Belgium.

15/12/2023
Understanding underfloor heating: 6 potential drawbacks

Underfloor heating systems have become increasingly popular in new constructions and major renovations. They offer a more uniform heating experience and are often more energy-efficient compared to traditional heating methods. However, like any technology, underfloor heating comes with its own set of potential drawbacks that homeowners should consider.

1. Initial Installation Costs

While underfloor heating can lead to significant energy savings in the long run, the initial installation cost is generally higher than traditional radiator systems. The investment pays off over time, as underfloor heating typically requires lower temperatures to achieve the same level of warmth, reducing energy bills. For instance, heating a room to 18°C with underfloor heating can feel as warm as 20-21°C with radiators. Remember, each degree reduction in temperature can lower your heating bill by approximately 5-7%.

2. Uniform Heating: A Double-Edged Sword

Underfloor heating systems often operate on a single hydraulic circuit, meaning all rooms are heated uniformly, whether they are in use or not. This can be advantageous in maintaining consistent temperatures throughout the home but may lead to overheating in smaller or less-used spaces. Some advanced systems offer multiple, independently regulated circuits, but this comes at an additional cost.

3. Slow Response Time

One of the main disadvantages of underfloor heating is its slow response time. Due to the system’s thermal inertia, it can take up to half a day to reach a comfortable ambient temperature. To mitigate this, homeowners may need to consider supplementary heating solutions, such as stoves or additional radiators, for quicker heat-up times.

4. Renovation Considerations

In renovation projects, the cost of installing underfloor heating can escalate quickly. Regular maintenance by a professional every three years is recommended to avoid unexpected issues. Moreover, if a leak or a faulty pipe occurs, it might necessitate replacing the entire floor covering, leading to significant additional expenses.

5. Flooring Limitations

Underfloor heating imposes certain restrictions on the choice of floor coverings. Not all types of flooring are suitable; for example, carpets and rugs can hinder the efficiency of the heating system. Homeowners need to carefully select materials that are compatible and conducive to underfloor heating.

6. Structural Implications in Renovations

When considering underfloor heating for a renovation, be aware that the installation process involves raising the floor level to accommodate the piping. This can lead to complications such as reduced ceiling height and the need to adjust door frames.

Conclusion

Underfloor heating systems offer a range of benefits, including energy efficiency and a comfortable living environment. However, potential drawbacks such as higher initial costs, uniform heating challenges, slow response times, renovation complexities, flooring limitations, and structural implications should be carefully weighed. Understanding these factors is crucial for homeowners to make an informed decision that aligns with their specific needs and circumstances.

15/12/2023
5 steps to secure your property before heading on vacation

Summer’s arrival heralds the promise of well-deserved breaks and sun-soaked getaways. However, leaving behind your prized property can stir a mix of excitement and anxiety. To ensure you embark on your vacation with a serene heart and mind, we’ve curated five essential steps to safeguard your real estate asset.

Jeshoots

1. Entrust Your Home to Someone Reliable

Before you set off on your adventure, designate a trustworthy individual to periodically check on your residence and collect any mail. A home that appears lived-in is far less appealing to potential burglars. Moreover, having someone reliable on standby ensures swift action in case of emergencies, from a broken pipe to a triggered alarm.

2. Prep Your Household Installations

Safety begins at home, and that includes your household appliances. Unplug non-essential electrical devices to both conserve energy and minimize fire hazards. Ensure your heating system is set to “vacation” mode or switch it off entirely if feasible. It’s also prudent to shut off your water supply to prevent potential leaks and turn off the gas to avoid any unforeseen mishaps.

3. Fortify Your Home’s Security

A robust security system is the cornerstone of a safe home, especially when you’re miles away. This doesn’t necessarily mean investing in high-end alarm systems, although they can be beneficial. At the very least, ensure you have sturdy locks on all entry points. Double-check that all windows, shutters, and doors are securely fastened before you depart. If you have a security system, notify the service provider of your absence so they can be extra vigilant.

4. Smart Lighting Goes a Long Way

In the age of smart homes, use technology to your advantage. Simulate a lived-in look by automating your home’s lighting. Schedule lights to turn on and off at specific intervals, especially during the evening. This not only deters potential intruders but also adds an extra layer of security, making neighbors and passersby believe someone is home.

5. Exercise Caution on Social Media

While it’s tempting to share your vacation countdown or check-ins at exotic locations, it’s best to exercise restraint. Broadcasting your absence can inadvertently make your unoccupied home a target for burglars. Save the photo-sharing for when you’re back, and bask in the memories without compromising your property’s safety.

Conclusion

Vacations are a time for relaxation, exploration, and making memories. By taking these precautionary steps, you can ensure that your return is as joyous as your departure, finding your home just as you left it. Remember, a little preparation goes a long way. So, as you pack your bags and chart out itineraries, spare a thought for your home’s safety. After all, ensuring your property’s security is the first step towards a truly carefree vacation.

14/12/2023
Handling mail for former tenants: a guide for landlords

As a landlord, dealing with the mail of a former tenant can be a perplexing situation. It’s not uncommon for tenants to move out without informing the postal service of their change of address, leaving a pile of undelivered mail in their wake. This article provides a comprehensive guide for landlords on how to handle such scenarios efficiently and legally.

Mathyas Kurmann

Understanding the Tenant’s Responsibility

While it’s not legally mandatory for tenants to forward their mail when moving, it’s considered courteous and practical. It not only helps the future occupants of the property but also ensures that the tenant continues to receive their important correspondence. Sometimes, tenants may intentionally avoid updating their address to escape creditors or other obligations.

Initial Steps for the Landlord

If you, as a landlord, find yourself unable to contact the former tenant, there are several steps you can take. The first and simplest action is to drop the accumulated mail at a post office, clearly indicating that the addressee no longer resides at the mentioned address. This prevents the mailbox from overflowing and avoids potential legal complications, such as debt collectors trying to access the property.

Dealing with Persistent Mail Delivery
If mail continues to arrive despite these efforts, reaching out to the local municipal administration is a wise move. Inform them that the former tenant has not completed the necessary procedures for address change. You can request a municipal officer to remove the tenant’s reference address from their records. Following this, a police officer may visit to verify that the property is either unoccupied or has a new tenant.

Proactive Measures for New Tenants

The process of address removal can take some time. During this period, the new tenant can play a proactive role. Placing a note on the entrance door stating that the previous tenant no longer lives there can be effective. This is particularly useful in deterring bailiffs or other legal officers from attempting to enter the property for matters related to the former tenant.

Responding to Legal Notices

In cases where a bailiff’s notice is addressed to the previous occupant, it’s crucial to inform the bailiff’s office immediately that the individual no longer resides at the property. Prompt communication can prevent unnecessary legal complications and ensure that the new tenant’s privacy and rights are respected.

Best Practices for Landlords

As a landlord, it’s beneficial to encourage tenants to update their mailing address upon moving. This can be included as a clause in the rental agreement or discussed during the move-out process. Additionally, maintaining a record of tenant contact information can be invaluable in resolving such issues swiftly.

Legal Considerations and Privacy

It’s important to remember that as a landlord, you must respect the privacy of your former tenant. Handling their mail should be done with care, avoiding any actions that could be construed as opening or tampering with their correspondence. If in doubt, seeking legal advice is always recommended to ensure compliance with postal laws and tenant rights.

Conclusion
Dealing with a former tenant’s mail requires a balanced approach, respecting both the rights of the tenant and the responsibilities of the landlord. By following these guidelines, landlords can manage undelivered mail effectively, maintain the order of their property, and ensure a smooth transition for new tenants.

14/12/2023
Why real estate is the smart investment choice in Belgium

In today’s financial climate, traditional savings and investment products offer lackluster returns. Consequently, many are turning their attention to real estate investment, and for good reasons!

Jason Dent

The Allure of Real Estate Investment

Direct Returns and Protection Against Inflation

Real estate investment is not just about owning a piece of land or property; it’s about the potential returns it can bring. One of the immediate benefits is the direct yield from rental income. Unlike traditional savings products, real estate provides a hedge against inflation. As inflation rises, so do rental rates, ensuring that your investment’s value remains protected. Moreover, the property’s value itself appreciates over time, with an average increase of 2 to 3.5% annually. In contrast, any mortgage debt you might have on the property depreciates, thanks again to inflation.

Current Low-Interest Rates

With interest rates currently at an all-time low, real estate presents an attractive investment opportunity. The potential for high returns is more significant than ever, making it a preferred choice for many investors.

Is Real Estate Investment for Everyone?

Financing Through Credit

When considering financing options for real estate investment, credit stands out as a top choice. By opting for credit, you can become a property owner without tapping into your savings. Depending on the chosen financing model, the rental income from the property can wholly or partially cover the monthly loan repayments. This setup ensures that your investment is not only self-sustaining but also potentially profitable.

Assessing Borrowing Capacity

Before diving into real estate investment, it’s crucial to evaluate your borrowing capacity. This assessment will determine how much you can afford to borrow without straining your finances. Consulting with a financial expert, like those at Wilink, can provide invaluable insights. They can assist in calculating your debt capacity, determining the optimal loan duration, and evaluating the guarantees you can offer to reduce the lender’s risk. Navigating these crucial steps with professional guidance ensures a smoother and more informed investment journey.

Conclusion

Real estate investment in Belgium offers a promising avenue for those looking to diversify their investment portfolio and seek higher returns. With the right guidance and a clear understanding of the market dynamics, it can be a rewarding venture. Whether you’re a seasoned investor or just starting, the current financial landscape, coupled with the inherent benefits of real estate, makes it an investment avenue worth considering.

13/12/2023
How to retrieve objects from a clogged toilet

Accidentally dropping an object into the toilet is a more common mishap than one might think. A moment of inattention, and suddenly, items like a toilet paper roll or a deodorant can find their way into the bowl. If you’re struggling to retrieve it, don’t worry – this guide is here to help.

Immediate action is key

First and foremost, it’s crucial to address the issue without delay. Ignoring it can lead to an overflowing toilet, creating a more urgent problem. If your toilet has a grinder, it’s imperative to call a plumber immediately without attempting any retrieval yourself.

Using a plumbing snake

If you can’t reach the object by hand, the most common solution is to use a plumbing snake, a long metal rod with a hook at the end. Insert the snake as deep as possible and rotate it in the same direction to latch onto and retrieve the object.

When disassembly is necessary

If your efforts with the plumbing snake are unsuccessful, you may need to dismantle the toilet. This task is not as daunting as it seems. First, shut off the water supply (lowering it to the lowest level if possible), then unscrew the bolts holding the toilet, cut through the sealant, and gently pull the toilet towards you horizontally. Some water will spill out, but you might be able to reach the object.

When all else fails

If the object is still out of reach, it’s time to call a plumber. With some luck, the object might pass through the pipes. In this case, although the object will be lost, your pipes won’t be clogged. However, if the object is too large and blocks the pipes, urgent plumber intervention is necessary.

Preventive measures

To avoid such incidents, consider implementing some preventive measures:
– Keep small objects away from the toilet area.
– Educate children about the dangers of flushing objects down the toilet.
– Install a toilet lid lock if you have young children or pets.

Understanding your toilet’s mechanics

Understanding the basic mechanics of your toilet can also be helpful. Knowing how to shut off the water supply and familiarizing yourself with the components can make you more prepared to handle such situations.

Conclusion

Retrieving objects from a toilet and dealing with clogs can be a hassle, but with the right approach, it’s manageable. Remember, if you’re ever in doubt or the situation seems beyond your skills, it’s always safer to call a professional plumber.

12/12/2023