A tenant who pays late or not at all is one of the most stressful situations for a landlord. The sooner you notice arrears and respond in a structured way, the better your chances of resolving it without a procedure. Below is a practical step-by-step plan for Belgian landlords, with attention to the regional rules.
Spot arrears early
Many arrears start small: a payment that is a few days late, or a partial payment. The earlier you see it, the easier it is to act before it escalates. Check every month whether the rent has been paid in full and on time — not only once several months are already missing.
Step 1: a friendly reminder
Start with a short, friendly reminder by email or message. Often it is simply forgetfulness or a temporary problem. State the outstanding amount, the due date and how to pay. Keep it factual and polite — at this point the relationship with your tenant can still be saved.
Step 2: a formal notice of default
If the tenant does not pay within a reasonable period, send a registered notice of default (ingebrekestelling). State the full outstanding amount, a final payment date and the possible consequences. This document is important evidence if the case later goes to the justice of the peace.
Step 3: conciliation or procedure at the justice of the peace
If an amicable solution fails, you can start a conciliation or procedure at the justice of the peace (vrederechter) for the location of the property. The conciliation procedure is accessible and free. The judge can impose a repayment plan or, as a last resort, dissolve the lease.
Rental deposit and regional rules
The rental deposit serves as security, but you cannot simply draw on it yourself — you usually need an agreement with the tenant or a court decision. Rent is also a regional matter: the exact rules and deadlines differ between Flanders, Brussels and Wallonia. Always check the current regulation for the region where your property is located.
With Cynsio
See payment problems the same day, not after three months
Cynsio automatically tracks your rent payments via your bank and shows who has paid, who is late and who paid only partially. So you can act on a small shortfall before it becomes a big problem.
The arrears step-by-step plan, in short
- 1
Confirm the arrears
Check exactly which months and amount are outstanding, and since when.
- 2
Send a friendly reminder
A short message with the outstanding amount and how to pay.
- 3
Send a registered notice of default
With the amount, a final date and the possible consequences.
- 4
Start conciliation at the justice of the peace
Accessible and free; a repayment plan often follows.
- 5
Full procedure if needed
The judge can impose a repayment plan or dissolve the lease.
Frequently asked questions about rent arrears
When is rent considered in arrears?
As soon as the rent has not been paid in full by the due date. A partial payment is also a (partial) shortfall that you should follow up on right away.
Can I use the rental deposit for arrears?
Not just like that. The rental deposit is blocked; you usually need an agreement with the tenant or a decision from the justice of the peace to use it.
Do I need a lawyer?
Not necessarily for the conciliation procedure at the justice of the peace, which is accessible and free. For a full procedure, legal advice can be useful.
How do I prevent arrears?
By following up payments systematically and on time, so you immediately see a late or partial payment and can act. Cynsio does this follow-up automatically based on your bank account.
This guide is a general explanation, not legal advice. Rent rules are regional and change regularly; for a specific dispute, consult a lawyer, a tenant/landlord organisation or the justice of the peace. Cynsio helps you spot payment arrears early, but does not carry out legal procedures.