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Understanding rental arrears when buying a tenanted property in Belgium

Purchasing a property can be a thrilling experience, but what happens when the property comes with a tenant who has unpaid rent? In Belgium’s intricate real estate landscape, understanding the nuances of rental arrears during property transactions is crucial for both buyers and sellers.

Who claims the unpaid rent?

When you buy a property with existing rental arrears, the outstanding rent still belongs to the seller. Even though they no longer own the property, the seller retains the right to recover these arrears. The property’s sale doesn’t affect the seller’s claim to the unpaid rent. However, what the seller can’t do post-sale is terminate the lease due to non-payment. Only the new owner, or the buyer, has the authority to initiate such a request.

On the other hand, any arrears that accumulate after the property’s sale are the buyer’s responsibility to recover.

Can there be special agreements?

Absolutely. The buyer and seller can mutually agree that the rental arrears be transferred from the seller to the buyer. In such scenarios, the buyer assumes the responsibility of recovering the unpaid rent from the tenant. This kind of arrangement can be beneficial if the buyer wishes to maintain a positive relationship with the tenant or if the seller wants to ensure a smoother property transaction.

Waiving the right to recover arrears

There have been instances where a property buyer strikes a deal with the tenant. In exchange for the tenant vacating the property immediately, the buyer might agree to waive the outstanding rent. However, such agreements can be tricky. Why? Because they don’t bind the original property owner or the seller. The former owner, who still has a legitimate claim to the rental arrears, isn’t part of this agreement. This means the seller can still pursue the tenant for the unpaid rent, despite the buyer’s arrangement.

Key takeaways for property transactions

1. Due diligence: Before purchasing a property, especially one with a tenant, it’s essential to understand any existing rental arrears and who is responsible for them.
2. Clear communication: Both buyers and sellers should communicate openly about any outstanding rent and decide how to address it during the property transaction.
3. Legal counsel: Given the complexities of rental arrears in property sales, consulting with a legal expert can provide clarity and ensure that both parties’ rights are protected.

Conclusion

The realm of real estate transactions in Belgium, especially those involving tenanted properties, can be intricate. Understanding the nuances of rental arrears and who is responsible for them is crucial. Both buyers and sellers should be well-informed and consider seeking legal advice to navigate these complexities effectively. By doing so, they can ensure a smoother property transaction and foster a positive relationship with tenants.

31/08/2023
Home security in Belgium: Camera or alarm system?

In Belgium, with over 141 burglaries reported daily, homeowners are faced with the pressing question: Which security system is more effective – a surveillance camera or an alarm system? Both have their merits, but understanding their functionalities can help make an informed decision.

Video Surveillance: A Deterrent at First Sight

Surveillance cameras primarily serve as a deterrent. When conspicuously placed around or within your property, they signal potential intruders that they’re being watched. Modern cameras, equipped with internet connectivity, allow homeowners to monitor their property remotely, ensuring safety without direct confrontation.

Thanks to advancements in imaging and storage technology, homeowners can now record Full HD videos at an affordable price. These recordings are securely saved in the cloud, accessible anytime and anywhere via smartphones or computers.

Some cameras come with infrared capabilities, enabling night-time recording. Others are motion-sensitive, activating only when movement is detected within their coverage area.

Pros:
– Continuous monitoring of your property through connected devices.
– Acts as a deterrent when placed visibly.
– Provides evidence in case of disputes.

Cons:
– If the camera lacks local storage, burglars can neutralize it by cutting off the internet access.
– While it alerts you of an intrusion, it doesn’t necessarily stop the burglar.

When purchasing, consider:
– If opting for a Wi-Fi setup, ensure your network’s reliability. Alternatively, some cameras offer Ethernet connections.
– Prioritize cloud-only storage options that encrypt your recordings. Avoid outdated open-stream storage devices.
– Check the camera’s viewing angle based on its intended location.
– For outdoor surveillance, ensure the camera is weather-resistant.

Alarm Systems: A Time-Tested Solution

Alarm systems aim to deter burglars and potentially alert contacts (like the police) during a breach. Equipped with sensors, alarms trigger interior and exterior sirens upon motion detection. Unlike cameras, alarms are reactive, responding to threats with loud and disruptive noises.

Modern alarms can be controlled via apps on connected devices. This allows homeowners to arm or disarm their system remotely and receive immediate intrusion alerts.

Additionally, alarm systems can be enhanced with various sensors, such as door and window opening detectors, or integrated with smoke detectors.

Advantages:
– Effective motion detection.
– Alerts you, neighbors, or the police during an intrusion.

Cons:
– Can be expensive depending on the setup.
– False alarms due to poor installation or harmless moving objects.

Conclusion: Combine Both for Optimal Security

The ideal solution is to integrate surveillance cameras with alarm systems. When an alarm detects movement, you can instantly access camera footage. Besides alerting the police and neighbors, having visual evidence strengthens your case in the event of a confirmed break-in.

31/08/2023
Home batteries: A potential explosive hazard?

As the world shifts towards sustainable energy solutions, the use of batteries, especially those designed to store solar energy, has seen a significant rise in residential buildings. These batteries promise efficient energy consumption, allowing homeowners to harness solar power during the day and utilize it during the night. But with this new technology comes a set of challenges, particularly concerning fire safety.

The Promise of Home Batteries

Home batteries, particularly those paired with solar panels, offer a smarter approach to energy consumption. By storing electricity generated during the day, homeowners can tap into this reserve during the evening and nighttime, ensuring a consistent power supply. This system is especially beneficial for those with solar panels, allowing them to maximize their solar energy usage and reduce reliance on the grid.

The Explosive Risk

However, the increasing prevalence of these batteries brings forth safety concerns. Batteries, especially lithium-ion ones, can pose a fire risk if mishandled or overcharged. When a lithium-ion battery overheats, it can undergo a phenomenon known as “thermal runaway.” This process sees the battery’s electrolyte evaporate, leading to increased internal pressure. The result? The release of flammable gases, akin to propane, which can ignite and result in a fire.

Furthermore, if a fire occurs near a battery, the heat can trigger the release of these gases. If there’s an ignition source nearby, these gases can catch fire. To add to the danger, these batteries can also emit toxic gases like hydrogen fluoride, which can be lethal when inhaled.

A Challenge for Firefighters

Battling fires involving lithium-ion batteries presents unique challenges. Research indicates that even if a battery fire seems extinguished, it can reignite hours, days, or even weeks later. This unpredictable behavior makes it imperative for firefighters to approach such incidents with added caution.

Additionally, batteries vary in their composition, leading to different reactions during fires. For instance, while water might douse a lithium-ion battery fire, spraying water on a battery containing pure lithium could produce hydrogen, a flammable gas, exacerbating the situation.

The Regulatory Gap

Despite the evident risks, there’s a glaring absence of specific regulations regarding battery installations in buildings. This oversight can be attributed to the novelty of the technology and the lack of comprehensive research on ensuring the safety of buildings equipped with batteries.

Conclusion

While home batteries, especially those paired with solar panels, promise a greener and more efficient future, it’s crucial to approach their adoption with caution. Homeowners should be well-informed about the potential risks and best practices for battery usage and storage. As the technology continues to evolve, it’s imperative for regulatory bodies to establish guidelines that ensure the safety of residents and the broader community.

31/08/2023
Rent collection from married and cohabiting tenants in Belgium

Renting out a property in Belgium can be a rewarding experience, but it also comes with its challenges. One of the common dilemmas faced by landlords is understanding their rights when it comes to collecting rent from tenants who are in a relationship, be it marriage, legal cohabitation, or de facto cohabitation. This article delves into the nuances of these scenarios and offers guidance on how landlords can navigate these situations.

Soroush Karimi

Married tenants

When you rent out a property to a married couple, both spouses are considered co-tenants. This holds true even if only one of them signed the lease agreement or if they got married after the lease was signed. As a landlord, you have the right to demand rent payment from both spouses. They are jointly and severally liable for the rent payment.

However, there’s a catch. If only one spouse signed the lease, you cannot hold the other spouse accountable for any tenant obligations that were not met before the date of their marriage.

Legally cohabiting tenants

Legal cohabitation in Belgium is akin to a civil partnership. When tenants are in a legal cohabitation, the same rules apply as if they were married. Both partners are considered co-tenants, and they share the same responsibilities towards the landlord, regardless of who signed the lease.

De facto cohabiting tenants

The situation gets a bit more intricate with de facto cohabiting tenants. Here, the primary consideration is who signed the lease. If only one tenant signed the agreement, then the landlord can only approach that individual for rent payment. However, if both partners signed the lease, the landlord can demand payment from either or both.

Moreover, when both partners sign the lease, they are jointly and severally liable for fulfilling their obligations. This means that the landlord can choose whom to approach for the entire overdue rent. If the relationship between the tenants ends, the partner who made the payment can subsequently try to recover half of the owed amount from their partner or ex-partner.

Implications for landlords

1. Lease clarity: Always ensure that the lease agreement clearly states the names of all tenants and their respective responsibilities. This can prevent potential disputes in the future.

2. Communication: Maintain open communication with your tenants. If there are any changes in their relationship status that might affect the lease, it’s beneficial to be informed early on.

3. Legal advice: If you’re unsure about your rights or how to handle a particular situation, consider seeking advice from a legal professional familiar with Belgian property laws.

Conclusion

Renting to couples, whether married or cohabiting, can be a smooth experience as long as landlords are aware of their rights and responsibilities. By understanding the nuances of different types of relationships and having a clear lease agreement in place, landlords can ensure a harmonious and profitable rental relationship.

30/08/2023
How smart home technology impacts property value: A nuanced look

Smart homes equipped with advanced home automation technologies are gaining popularity. So much so that today, it’s almost unthinkable to build or undertake a major renovation without incorporating some level of smart technology. However, despite its growing presence in our lives, it’s still unclear whether installing smart home devices can significantly increase the resale value of your property, be it a house or an apartment.

Patrick Campanale

The uncertain impact on property value

For about two decades now, residential home automation has been making its way into our homes. Given its relatively young age, it’s still hard to say definitively whether installing this type of technology will allow you to recoup part of your investment when selling your home. Unlike some renovations that have proven to increase a property’s resale value, adding smart devices to your residence doesn’t guarantee a certain added value, as they are not yet a prominent search criterion for buyers.

Not all devices are created equal

This relative lack of interest, which is expected to diminish in the coming years, should be put into perspective. Some smart devices, especially those installed by professionals and designed by well-known names in the home automation sector, could be more valuable than others.

Energy-saving devices

For instance, smart thermostats and other devices aimed at reducing energy consumption and costs are gaining interest. In the current context, where energy efficiency is becoming increasingly important, these devices are likely to attract potential buyers.

Secondary functions

On the other hand, devices with “secondary” functions, such as lighting that can change color, are generally overlooked. These are not as appealing as those that offer energy-saving benefits.

Security systems

Adding a security system, like a smart alarm, is another element of home automation that can attract potential buyers by offering them an additional sense of security. Some might even be willing to pay more, provided the system was professionally installed.

The bottom line

While home automation can give you an edge in attracting buyers by offering additional comfort and functionality, it cannot make up for the general condition of your property.

Invest wisely

If you’re considering adding smart home technology to your property, it’s crucial to invest in devices that not only enhance the comfort and functionality of your home but also have the potential to increase its value. Energy-saving devices and security systems are good places to start.

Professional installation

Remember, the installation should be done by professionals to ensure that the system is reliable and efficient, thereby adding value to your property.

Future trends

As smart home technology continues to evolve and become more integrated into our daily lives, it’s likely that its impact on property value will become more significant. However, it’s essential to keep in mind that while smart home features can make your property more appealing, they are not a substitute for essential home improvements like structural repairs or energy-efficient upgrades.

Consumer awareness

As consumers become more educated about the benefits of smart home technology, it’s likely that these features will become a more significant factor in their home-buying decisions. Therefore, investing in quality smart home technology now could pay off in the long run.

Conclusion

In summary, while smart home technology can make your property more appealing to potential buyers, its impact on the resale value is still uncertain. However, devices that offer energy-saving benefits and enhanced security features are more likely to add value to your property. As the technology matures and becomes more mainstream, its impact on property value is likely to become more significant.

30/08/2023
5 essential steps for a stress-free move in Belgium

Moving can be a daunting task, even for the most organized individuals. The mere thought of packing up years of memories and belongings can be overwhelming. However, with the right approach and mindset, the process can be made much more manageable. Here are five essential steps to ensure a seamless move.

1. Declutter and Organize

Time for a Clean Sweep

Moving offers the perfect opportunity to declutter and organize your belongings. Take this time to sift through your items and decide what you truly need. Separate items into categories: keep, donate, or sell. Not only will this reduce the number of items you need to pack, but selling unwanted items can also provide some extra funds to assist with moving expenses.

2. Smart Packing

Group by Room and Function

When packing, it’s beneficial to group items based on where they will be placed in your new home. For instance, pack kitchen items together, bedroom items in another box, and so on. This method will save you considerable time when unpacking, as you won’t be running from room to room searching for where each item belongs.

Be Mindful of Weight

Avoid the temptation to overpack boxes. Overloaded boxes not only increase the risk of items breaking but can also be hazardous to lift. Distribute weight evenly and ensure that each box is manageable to carry.

3. Label Everything

Clear Identification

Labeling is a small step that can make a world of difference. Write a brief description of the contents on each box and, importantly, label multiple sides. This way, even if boxes are stacked, you can easily identify the contents. This step is especially crucial if you’re getting help from movers or friends, as they’ll know where to place each box in your new home.

4. Deep Clean

Fresh Start in Your New Home

Moving is the perfect time to give those rarely cleaned items a thorough wash. Take your curtains, rugs, and cushion covers for dry cleaning. If possible, wash sofa covers and other removable fabric covers. Moving into a new home with freshly cleaned items ensures you start on a clean slate, free from dust and allergens.

5. Safeguard Important Documents and Items

Backup and Store

Relocation can sometimes lead to misplaced items. To prevent the loss of essential documents or digital files, it’s wise to create backups. Digitize important papers and store them on a cloud service for easy access. For physical items like keys, keep them in a designated box or pouch to ensure they don’t get lost in the shuffle.

Conclusion

Moving homes, especially in a bustling place like Belgium, can be a significant undertaking. However, with careful planning, organization, and the right mindset, it can be a smooth and even enjoyable process. By following these steps, you’re setting yourself up for a successful move, ensuring that your transition to your new home is as stress-free as possible.

29/08/2023
Soundbars vs. Home Theaters: The pros and cons for your living room

Soundbars have been a popular addition to living rooms for about a decade, offering an easy way to improve the audio quality of modern televisions. While TVs have advanced in terms of picture quality and smart features, their built-in speakers often leave much to be desired. This is where soundbars come in handy. But are they the best option for everyone? Let’s explore the advantages and disadvantages of soundbars compared to traditional home theater systems.

Advantages of soundbars

Enhanced audio quality

The primary benefit of a soundbar is its ability to significantly improve the audio quality of your television. Most TVs come with basic speakers that don’t do justice to the visual experience. A soundbar can fill this gap by providing richer and clearer sound.

Convenience and simplicity

Compared to a conventional Hi-Fi setup, a soundbar is much less cumbersome. It eliminates the need for multiple cables and bulky speakers, consolidating all the audio tech you need into one sleek device. This makes it a convenient and straightforward option for those who want better sound without the hassle.

Space-saving design

Soundbars are designed to be compact, allowing you to place them under or just in front of your TV screen. This is particularly beneficial for those with limited space or for those who prefer a minimalist aesthetic in their living room.

Latest models offer more

Many of the latest soundbar models come with a subwoofer, which expands the range of frequencies and adds depth to the audio. This feature can make your TV shows and movies come alive with more dynamic sound.

Cost-effectiveness

Last but not least, soundbars are generally less expensive than a full-fledged home theater system, which requires a dedicated amplifier and multiple speakers placed around the room. If you’re on a budget but still want improved audio, a soundbar is a cost-effective choice.

Disadvantages of soundbars

Limited sound spatialization

One of the main drawbacks of a soundbar is its inability to provide a truly immersive sound experience compared to a classic home theater system. Traditional setups with five or more speakers placed at specific locations can create a sound field that seems to come from all directions. Soundbars try to simulate this effect but often fall short.

Lack of bass in some models

Another downside is that some soundbars come without a subwoofer, resulting in a lack of bass. This can make the audio feel less dynamic and robust, especially when watching action-packed movies or listening to music with deep bass notes.

What does this mean for real estate?

Impact on property value

The choice between a soundbar and a home theater system can also have implications for property value. A home equipped with a high-end home theater system can be a selling point for potential buyers. However, the simplicity and modern design of a soundbar can also be appealing.

Considerations for property developers

For property developers, understanding the growing trend towards soundbars can offer insights into what homebuyers are looking for. Including pre-installed soundbars in new properties could be an attractive feature for a particular market segment.

Conclusion

Soundbars offer a convenient and cost-effective way to enhance your TV’s audio quality. They are easy to install, space-saving, and generally more affordable than traditional home theater systems. However, they do have limitations in terms of sound spatialization and bass quality. Your choice between a soundbar and a home theater system will depend on your specific needs, space, and budget. Either way, both options offer a way to elevate your home entertainment experience.

29/08/2023
8 tips to clear up your pool water for a pristine swim

Swimming pools are a luxury that many homeowners cherish, especially during the warm summer months. However, maintaining the clarity and cleanliness of pool water can sometimes be a challenge. Over time, various factors such as bacteria, dirt, and changing weather conditions can cause the water to become cloudy or even change color. But fear not! With the right knowledge and techniques, you can easily restore your pool to its pristine condition.

Juan Patlan

Understanding the Root of the Problem

Before diving into solutions, it’s essential to pinpoint the cause of the water’s murkiness. Several factors can lead to cloudy or greenish pool water:

– Insufficient chlorine levels: Chlorine is vital for disinfecting pool water and killing harmful bacteria. If its concentration drops below the recommended levels, the water can become a breeding ground for microbes.

– Bacteria buildup in the pool filter: Over time, bacteria can accumulate in the pool’s filter, reducing its efficiency and leading to cloudy water.

– Imbalanced pH levels: A balanced pH ensures that the pool water is neither too acidic nor too alkaline. Any imbalance can affect the water’s clarity.

– High calcium hardness: Excessive calcium in the water can lead to the formation of scale deposits on the pool’s surfaces and equipment, contributing to cloudiness.

Weather Woes and Organic Debris

Mother Nature can also play a role in the clarity of your pool water. Heavy rainfall or storms can introduce various minerals and elements into the pool, altering its pH balance. Moreover, organic debris like fallen leaves can decay in the water, leading to the growth of algae and other microorganisms. It’s worth noting that not all algae are green; some species can give the water a milky white appearance.

Steps to Crystal Clear Water

Achieving clear and inviting pool water involves a systematic approach:

1. Skim and Clean: Use a net or skimmer to remove any visible debris from the water’s surface. This step helps eliminate leaves, insects, and twigs that might be contributing to the water’s cloudiness.

2. Optimize Filtration: Ensure that your pool’s filtration system is running efficiently. Check the pressure gauge regularly and clean the filters if the pressure is between 4 and 5 kg.

3. Test the Water: Regularly test your pool water using testing kits or strips. These tools can help you measure the water’s pH, chlorine levels, and cyanuric acid concentration. Ideally, chlorine levels should be between 1 and 3 ppm, pH should range from 7.2 to 7.4, and cyanuric acid should be around 40 ppm.

4. Adjust Chemical Levels: Based on your test results, adjust the chemical levels in your pool. This might involve adding more chlorine, pH increasers or decreasers, or other pool chemicals.

5. Check Water Hardness and Alkalinity: Apart from the primary chemical levels, also monitor the water’s hardness and alkalinity. These factors can influence the water’s overall balance and clarity.

6. Use Water Clarifiers: If the water remains cloudy despite your best efforts, consider using water clarifying agents or flocculants. These chemicals clump together tiny particles in the water, making it easier for the filtration system to remove them.

Conclusion

Maintaining a clear and clean pool is not just about aesthetics; it’s also about ensuring a safe and healthy swimming environment. By understanding the causes of murky water and taking proactive steps to address them, you can enjoy a refreshing and crystal-clear pool all summer long.

29/08/2023
Choosing the right key-turn home construction company in Belgium

Building a home is a significant milestone in anyone’s life. It’s a dream nurtured over years, and when the time comes to turn that dream into reality, the importance of making the right choices cannot be overstated. One of the most crucial decisions is selecting the right company to handle your key-turn home construction. But how do you ensure you’re making the best choice?

Naomi Hebert

Listening is key

Your home is a reflection of your dreams, aspirations, and unique preferences. Therefore, it’s essential that the company you choose listens to you. The sales consultant you meet should be attentive to your needs, understanding your specific desires, and offering solutions that align with your vision.

Budget considerations

While budget is a critical factor, it shouldn’t be the sole determinant in your decision-making process. Some construction companies might offer an attractive starting price, only to surprise you with additional costs later on. It’s essential to compare quotes, ensuring you receive a comprehensive and detailed specification book. Always ask questions and ensure that the consultant is transparent about costs, ensuring there are no hidden surprises.

Diversification of roles

The adage “Jack of all trades, master of none” holds true in the construction industry. Over the years, many inexperienced individuals have ventured into the construction business, leading to subpar results. It’s crucial to trust a company that specializes in construction and has a proven track record. Just as you wouldn’t buy bread from a butcher, ensure your home is built by experts who are passionate and knowledgeable about construction.

Contract signing

The contract is a binding agreement between you and the construction company. It outlines the terms, conditions, and expectations for both parties. Ensure you thoroughly review the contract, understanding all clauses, and seek clarifications if needed. A transparent and comprehensive contract can prevent potential disputes in the future.

Financial stability

The construction industry has its share of companies that have faced financial challenges. It’s crucial to ensure that the company you choose is financially stable. This not only ensures the timely completion of your project but also guarantees that the company will be around to honor warranties and address any post-construction concerns.

Reputation matters

In the age of digital connectivity, it’s easier than ever to research a company’s reputation. Look for reviews, testimonials, and feedback from previous clients. A company with a solid reputation is more likely to deliver quality results and stand by its commitments.

Conclusion

Building a home is more than just bricks and mortar; it’s about creating a space where memories are made. Choosing the right construction company is the first step in ensuring that your dream home becomes a reality. By considering the factors mentioned above, you can embark on this exciting journey with confidence and peace of mind.

28/08/2023
Top 6 kitchen countertop materials: From durability to aesthetics

The array of materials available for kitchen countertops is vast. While striking the right balance between aesthetics and durability can be challenging, here are six top contenders to guide your decision.

Sidekix Media

1. Laminate

Laminate countertops are a popular choice for new kitchens, primarily due to their excellent value for money. Not only are they affordable, but they also resist heat (up to 180°C) and impacts. Typically coated with a water-resistant layer, laminate is non-porous, requiring minimal maintenance. A quick wipe usually removes stains and food residues. Aesthetically, laminate offers a plethora of colors and can even mimic wood, metal, and stone.

2. Granite

Granite countertops are a kitchen favorite. While they come with a higher price tag, their durability ensures they last for decades. Granite is robust, resisting heat, impacts, and scratches. Cleaning is a breeze with just a sponge and soapy water. Available in various finishes, granite can have a polished or satin surface and can range from solid to speckled or veined.

3. Quartz

Quartz, though on the pricier side, consists of over 90% mineral quartz mixed with acrylic resin. Compared to marble, it boasts superior heat resistance (up to 200°C) and shock resistance. Non-porous, it repels liquids like water, wine, or coffee. However, extreme heat can cause cracks, potentially warping the countertop. It’s best to keep hot pots away.

4. Glass

Glass is a modern addition to kitchens, favored for its sleek design and shine. Non-porous and stain-resistant, when lacquered with a colored layer beneath, it offers a vast color palette, fitting even the most unique decors. However, glass struggles with high temperatures and thermal shocks, typically resisting up to 120°C. It’s also prone to scratches. Cleaning is straightforward with water, soap, or even a ceramic or window cleaner.

5. Stainless steel

For those who spend significant time cooking, stainless steel is a top choice. Adopted by professionals for its resistance to extreme heat and all liquids, it’s highly hygienic. However, it demands daily care due to its sensitivity to limescale and scratches. Lower-end stainless steel can also lose its shine over time. Avoid abrasive sponges when cleaning.

6. Marble

Marble is adored for its unique patterns. While it has a rough texture, pairing it with colorful furniture can elevate an ordinary kitchen. For a chic look? Combine it with gold and black accents.

28/08/2023