Can I take photos during a viewing?

Yes, just ask out of politeness. It helps you compare after several visits.

The EPC (energy performance certificate) indicates energy efficiency. A/B is usually favourable, C/D average, E/F often more expensive (especially combined with electric heating).

Is an inventory of fixtures mandatory?

At the start of a residential lease, a detailed inventory of fixtures (plaatsbeschrijving / état des lieux) is mandatory (Flanders/Brussels: no later than during the first month).

Do I have to pay an expert for the inventory of fixtures?

No. You can draw it up together. If you choose an expert, the costs are often shared (unless agreed otherwise).

What if I discover defects after moving in?

Report them to the landlord in writing as soon as possible (email with photos) so there is no dispute about when they appeared.

18 January 2026· By Thomas Billiet

Inspecting a Home: Viewing, EPC & Inventory of Fixtures

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

After the viewing you will know exactly which questions to ask about energy efficiency, how to read an EPC, and why the inventory of fixtures (plaatsbeschrijving / état des lieux) saves your deposit.

Who it's for: Anyone going to view a property or move in. What it solves for you: You spot hidden defects, estimate your energy costs, and protect your deposit. What you can do at the end: Carry out the 12-minute inspection and send the follow-up email.

Part 1: The viewing (the 12-minute check)

You often have only 10-15 minutes. Do not let nice furniture distract you. Check the infrastructure.

The big 5 checks

Damp & mould: Look in corners, behind curtains, and in the bathroom. Does it smell musty? Black dots on the sealant edges? Dealbreaker.
Windows & noise: Is it double glazing? Can you hear the street loudly? Open and close a window.
Water pressure: Turn the tap/shower on. Is it just a sad trickle?
Heating: How is it heated? (See EPC). How old is the boiler?
Communal areas: Is the hallway clean? That says a lot about the neighbours and the management.

Tip: Take photos/videos (ask permission first). After 3 visits you will no longer remember which house had which bathroom.

Part 2: Reading the EPC smartly (your wallet)

The EPC (Energieprestatiecertificaat / energy performance certificate; called a PEB certificate in French in Brussels and Wallonia) is not just a letter. It determines your comfort and your bill.

The risk combinations

Label	Heating	Verdict
A / B	Heat pump / Gas	Top. Low costs.
C / D	Gas (recent boiler)	OK. Average costs.
E / F	Gas (old boiler)	Expensive. Expect draughts and cold walls.
E / F	Electric	Very expensive risk. Avoid unless you can really estimate the total cost.

Electric heating + poor EPC: your energy bill can rise quickly.
Indexation (Flanders): for contracts that took effect before 1/10/2022, the EPC label (or no EPC) can affect how your indexation is calculated (correction factor).

Part 3: The follow-up (land that property)

You want the property. The landlord has seen 20 people. How do you stand out? Send a short, professional email the same day (within 2-6 hours).

Template: the winning email

"Subject: Application [Address] — Available from [Date]

Hello [Name],

Thank you for the viewing today. I am very enthusiastic and would like to apply.

Practical:

Occupants: [Number] (Non-smokers, no pets)

Start date: [Date]

Profile: [Job/Income] — I can easily afford the rent.

Attached you will find my file (cover note + proof of income). When do you expect to make a decision?

Kind regards, [Your name]"

Part 4: The inventory of fixtures (saving your deposit)

You have the key! Congratulations. Now you must record the condition of the property. This document is one of the most important pieces of evidence when you leave. Without an inventory of fixtures (or with one that is too vague), disputes about damage arise faster.

Expert or yourself?

Expert: Costs money (€300-400, split in 2). Thorough, neutral, fewer disputes. Recommended for large/expensive properties.
Yourself: Free. Use a detailed checklist and lots of photos.

The inventory-of-fixtures checklist

Every room: Photo of every wall, floor, ceiling.
Damage: Close-up of every crack, stain, scratch. With a coin or ruler next to it for scale.
Meters: Photo of the water, gas and electricity meter readings.
Keys: Photo of all keys received.

Do not forget:

Have the document signed by both parties.
Add it to the rental contract for registration.
Discover a defect after 2 days after all (e.g. a leaking tap)? Send a registered letter/email with photo immediately.