Can a landlord ask for more than 3 months' deposit?

It depends on the region and the start date of your contract. In Flanders (residential leases from 1/1/2019) the deposit may be a maximum of 3 months' rent. In Brussels (leases concluded or renewed from 1/11/2024) a maximum of 2 months' rent. Check the official source below.

Is reservation money legal?

Asking for payment before a viewing or before there is a contract is a major risk. Treat this as a red flag.

Can I pay the deposit in cash?

In Brussels (leases concluded or renewed from 1/11/2024) the deposit may no longer be paid in cash to the landlord. Always choose a traceable, secure form (e.g. blocked account or e-DEPO).

What if I cannot pay the deposit?

There are alternatives (e.g. OCMW/CPAS or bank guarantee), depending on your situation and region.

What is the difference between advance payments and a fixed fee for charges?

An advance (provision) is settled against your actual consumption (money back or extra to pay). A fixed fee (forfait) is a set amount, with no settlement.

18 January 2026· By Thomas Billiet

Renting Safely: Deposit, Costs & Avoiding Fraud

Last updated: 18 January 2026. This article is for information only and is not legal advice. Rules may change; check the official sources below.

You learn how to pay a deposit safely, which charges may apply, and what to do about suspicious requests or reservation money.

Who it's for: Anyone who is going to rent and does not want to lose money to scams or bad contracts. What it solves for you: You recognise fraud in 1 minute, pay your deposit safely, and understand your monthly costs. What you can do at the end: Make a secure payment and run the "suspicious costs" check.

Part 1: The rental deposit (the rules)

The rental deposit (huurwaarborg / garantie locative) is your money held as security for the landlord. It is not a payment to the landlord.

Flanders vs Brussels: what is allowed?

	Flanders (residential leases from 1/1/2019)	Brussels (leases concluded or renewed from 1/11/2024)
Maximum amount	Max. 3 months' rent	Max. 2 months' rent
Form	Tenant chooses the composition (e.g. blocked account or bank guarantee)	5 legal forms (e.g. individualised account or bank guarantee)
Paying cash	Choose a traceable form (e.g. blocked account or e-DEPO)	No longer pay the deposit in cash to the landlord
Alternatives	OCMW/CPAS, deposit loan or bank guarantee (depending on situation)	OCMW/CPAS and bank guarantee (depending on situation)

How to pay safely?

Never cash. Always traceable.
Blocked account: This is the standard. You and the landlord both sign, the bank blocks the money. Nobody can touch it without the other's agreement (or a court judgment).
Timing: Only pay after signing the contract, and ideally just before the key handover.

Red flag: Landlord asks you to transfer the deposit to his own private account. In practice: do not do this. Choose a traceable, neutral solution (e.g. a blocked account in your name or e-DEPO). Insist that the deposit be set up in a secure, legal form.

How do you get it back?

When you leave, compare the inventory of fixtures (plaatsbeschrijving / état des lieux) (move-in vs move-out).

No damage? Both parties sign for release. The bank returns everything (+ interest).
Damage? You agree an amount that goes to the landlord. The rest comes to you.
Dispute? The justice of the peace decides. As long as there is no agreement or judgment, the money stays blocked.

Part 2: Costs and charges (advance vs fixed fee)

On top of the rent you often pay costs. The system makes a big difference.

Option A: The advance (provision)

You pay a monthly estimate (e.g. €100).
Each year you receive a settlement with supporting documents.
Used less? Money back. More? Pay extra.
Your right: You may inspect the invoices.

Option B: The fixed fee (forfait)

You pay a fixed amount (e.g. €100).
No settlement. Used up = used up, surplus = profit for the landlord.
Risk: Often estimated slightly higher by the landlord "to be safe".
Advantage: No surprises afterwards.

What is included in the costs?

Private: Water, gas, electricity (unless you have your own meters - which is better).
Communal: Lift, hallway cleaning, stairwell electricity, garden maintenance.

Always ask: "Is this an advance (provision) or a fixed fee (forfait)? And which items are exactly included?"

Part 3: Rental fraud (15 red flags)

Fraudsters play on speed and panic. "Decide now, or it's gone!"

The 10-second check

Price too good? A luxury loft for €500 in Ghent? Fake.
Landlord abroad? "I am in Spain, the key comes by courier after payment." Classic.
Vague photos? Do a reverse image search (Google Lens). Do the photos come from an Airbnb in London?
Communication: Only via WhatsApp/Telegram, poor English/Dutch, or extremely pushy.

The "reservation money"

Someone asks for money before you have seen the property, or before there is a contract, "to take the property off the market".

Advice: DO NOT DO IT.
Legitimate landlords/agents do not work like that. You only pay at the time of the contract.

What if you already paid?

Call your bank immediately. Try to stop the transfer.
Report it officially: Via Belgium.be (fraud/scam reporting point) you will be directed to the right service (FPS Economy / ConsumerConnect).
Police: File a report.
Platform: Report the listing on Immoweb/Facebook/...

Part 4: Templates & checklists

Checklist: paying safely

Contract is signed by both parties.
Account number is a blocked account (or Korfine), not private.
Payment reference: "Rental deposit [Address] - [Your name]".
I have saved proof of payment.

Template: asking for cost details

"Hello [Name],

Before I sign, I would like clarity on the monthly costs (€X).

Is this a fixed fee (forfait) or an advance (provision) with settlement?

Which items are included? (Water, gas, lift, ...?)

Are there individual meters for electricity/gas?

Thank you in advance for the transparency."

Template: refusing strange payments

"Hello [Name],

I am very interested, but I do not make any payments (reservation or advance) before a viewing has taken place and a draft contract is on the table.

As soon as we have an agreement and the contract is signed, I will immediately transfer the deposit to a blocked account as legally provided.

Can we schedule a visit?"