Published on and written by Cyril Jarnias
Renovating a property in Belgium has never been more timely. Between an aging housing stock, increasingly strict energy requirements, specific tax rules, and a mosaic of regional regulations, diving in unprepared is the surest way to waste time… and a lot of money. Conversely, a well-planned project can increase a property’s value by 10 to 20%, dramatically reduce energy bills, and secure the building for decades.
This practical guide covers the essential steps of renovation in Belgium: obtaining the planning permit, complying with energy obligations, estimating costs, and available financial aid. It specifies the role of professionals and mistakes to avoid, taking into account the specificities of the three regions (Flanders, Wallonia, Brussels-Capital) and the fiscal framework, notably the reduced VAT rate of 6% that applies.
Understanding the Belgian context before starting work
Renovating in Belgium isn’t just about choosing a new kitchen or insulating a roof. It’s also about dealing with an aging housing stock, European climate targets, and highly structured regulations at the regional level.
The average energy consumption of Belgian homes is estimated to be about 70% above the European average.
In this context, regional governments have developed long-term renovation strategies. In Flanders and Wallonia, for example, the BE-REEL! project leverages European and regional funding to stimulate the renovation of thousands of homes, with substantial CO₂ emission reductions as a result.
For a property owner, this translates into a dual reality: on one hand, a demanding regulatory framework; on the other, a series of grants, preferential-rate loans, and tax deductions that can finance a significant part of the work, sometimes up to about 40 to 50% of the investment for certain energy projects.
Permits, planning, and basic rules: what’s mandatory
In Belgium, the first step before any construction project is to check if a permit is required. Regulations are regional (Flanders, Wallonia, Brussels-Capital) but enforced by municipalities, which can further refine certain rules.
When is a planning permit required?
A planning permit (or building permit) is generally mandatory for:
– Constructing a new building.
– Substantially expanding or transforming an existing building (annex, façade modification, raising the roof).
– Changing its use (e.g., converting a shop into a residence).
– Demolishing a building wholly or partially.
– Altering the load-bearing structure, volume, or external appearance (roof, façades, openings, bay windows, etc.).
– Installing certain visible outdoor equipment (garden sheds beyond a certain size, in-ground pools, high fences, advertising signs).
In Brussels, a permit is often required for work beyond routine maintenance. In Wallonia, even maintenance may require a permit if it affects the structure, volume, or architectural elements. In Flanders, the logic is similar, with the addition of an integrated permit combining planning and environment.
Building or transforming without a required permit exposes you to sanctions ranging up to criminal prosecution and demolition orders.
When is a permit not necessary?
Some work is in principle exempt, provided it does not alter the structure or external appearance:
Certain renovation or improvement works can be carried out without a building permit. This includes light interior renovations (painting, flooring, kitchen or bathroom remodeling without structural changes), replacing windows with identical ones, minor outdoor improvements (small ground-level patio, low walls, modest play equipment), and installing small temporary above-ground pools or those with low volume. Furthermore, certain energy-saving works may benefit from simplified procedures.
The exact thresholds (surface area, height, volume) and exemptions vary: you must systematically consult the planning department of the municipality where the property is located.
Environmental permit and technical installations
Beyond planning, certain installations require an environmental permit:
– High-power boilers.
– Industrial ventilation systems.
– Fuel or gas tanks, septic tanks.
– Garages, parking lots of notable capacity, wells.
In Flanders, since 2018, the environmental permit and planning permit have been merged into an integrated environmental permit, managed via the online platform “Omgevingsloket”.
Failing to obtain the required environmental permit can lead to direct liability for the user of the installation.
The permit application process: steps and timelines
Once the need for a permit is confirmed, the owner (or their architect) must submit a complete file to the municipality. Depending on the scale of the work, the involvement of a certified architect is mandatory whenever there is a modification of the structure, volume, or major intervention on the building.
A typical file includes: project description, needs analysis, work plan, risk assessment, budget forecast, and monitoring procedures.
List of essential documents to provide to constitute a building or development permit application file.
Standard administrative form, provided or accessible online on the municipality’s or region’s website.
Detailed document explaining the nature, objectives, and characteristics of the construction or development project.
Technical documents (site plans, elevation drawings, sections) typically prepared by an architect.
Photographs of the site and current buildings before the work.
Copy of the relevant part of the official cadastral map.
In some cases, an environmental impact assessment or a soil study may be required. If the building is protected (monument, classified site) or located in a heritage perimeter, specific opinions (heritage, public roads, environment) are added to the review.
Public inquiries may be organized (15 to 60 days depending on region and project), during which neighbors can submit comments.
Decision timelines vary by region and procedure:
| Region | Standard procedure (approx.) | Simplified procedures / variants |
|---|---|---|
| Flanders | ~105 days (up to 120 days) | ~60 days for certain files |
| Brussels-Capital | ~45 to 160 days depending on project | |
| Wallonia | ~30 to 115 days (+ possible 30-day extension) |
During this time, starting work is prohibited. Once the permit is granted, an official notice must be displayed visibly on the construction site for the entire duration of the work. Upon completion, a declaration of completion and sometimes an inspection visit finalize the procedure.
In case of refusal, it is advisable to: remain calm and professional, politely request clarification on the reasons for the refusal, and explore other options or alternatives to achieve your goal.
– Request detailed explanations from the planning department.
– Adapt the plans with the architect to comply with requirements.
– Submit a new application.
If the refusal persists, appeals exist (Council for Permit Disputes in Flanders, regional government then Council of State in Brussels and Wallonia).
Energy obligations: a project within the project
Renovating a property in Belgium inevitably involves the question of energy performance. Not only because energy bills skyrocket in poorly insulated buildings, but also because regulations impose, in some cases, real renovation obligations upon purchase.
The energy certificate (EPC / PEB / EPB)
Throughout the country, an energy performance certificate is mandatory for sale or rental:
– In Flanders: EPC (Energieprestatiecertificaat), with a label from A+ (excellent) to F (very poor).
– In Wallonia: PEB (Performance énergétique des bâtiments), with scale A to G.
– In Brussels: EPB (Energy Performance and Indoor Climate), also on a scale A to G.
The certificate, valid in principle for 10 years, includes:
– The theoretical consumption in kWh/m²/year.
– CO₂ emissions.
– The potential share of renewable energy.
– A list of work recommendations (insulation, glazing, heating, ventilation).
It must be issued by an accredited expert; its cost depends on the complexity of the building. For co-ownerships, a certificate for each unit and for common areas must be issued, under the responsibility of the homeowners’ association.
Renovation obligations in Flanders
Flanders has introduced an energy renovation obligation linked to the transfer of property:
For residential buildings (houses, apartments) purchased with an EPC E or F, the new owner has five years to reach at least class D. The long-term goal is to bring the entire housing stock to class A by 2050, with progressive stages (C, then B, then A depending on purchase year). For non-residential buildings, other rules apply: minimum roof insulation, replacement of outdated glazing and heating or cooling systems. Small non-residential buildings must reach at least class C within five years of sale, while larger ones must incorporate a minimum share of renewable energy.
Non-compliance risks substantial administrative fines (from a few hundred to several hundred thousand euros depending on the property size and the extent of the breach).
Brussels trajectory: Renolution and decarbonization
The Brussels-Capital Region has adopted a progressive approach combining:
Generalization of the EPB certificate to the entire residential stock and the goal of bringing all homes down to a maximum of 275 kWh/m²/year (class E) within about ten years, then to 150 kWh/m²/year (class C) within twenty years from the entry into force of a new ordinance.
New energy performance measures
In parallel, Brussels plans the gradual phasing out of fossil fuel heating systems:
– Ban on installing new oil boilers from mid‑2025.
– Requirement, in the long term, for systems powered by electricity and/or renewable sources for new constructions and major renovations.
– Target of “zero emission” buildings for new constructions from a deadline determined by ordinance.
The Renolution program brings together regional grants, green loans (like the ECORENO Credit), and support tools to achieve these goals.
Walloon strategy: evolving grants and 2050 trajectory
In Wallonia, there is not yet, strictly speaking, a legal obligation to renovate all homes by a given deadline, but a long-term strategy envisions a carbon-neutral residential stock by around 2050. The “Primes Habitation” have recently been adjusted, with:
– Reduction of base amounts, especially for higher income categories.
– End of certain grants (heating, small works without an audit).
– Maintenance of more generous aid for the most modest incomes.
Even if a blanket obligation is not yet in place for everyone, regulatory and financial pressure is clearly pushing in the direction of energy renovation.
Type of renovation and logical order of work
Before requesting a quote, it is essential to place your project in one of the major renovation categories, as costs, timelines, and formalities are not the same.
The major families of renovations
Broadly speaking, we can distinguish:
| Type of renovation | Typical content | Cost range (€/m²) | Indicative duration |
|---|---|---|---|
| Light / cosmetic | Painting, flooring, decoration, minor refresh | ~100 to 500 | 2 to 8 weeks |
| Partial / intermediate | Kitchen, bathroom, windows, heating, etc. | ~300 to 1,200 | 1 to 3 months |
| Complete / comprehensive | Total transformation, structure included | ~1,000 to 2,000 | 3 to 8 months (or more) |
| Major restructuring | Major demolitions, raising the roof, new layout | > 2,000 | 8 to 18 months |
| Targeted energy renovation | Insulation, glazing, heating, ventilation, PV, etc. | ~200 to 800 | 1 to 4 months |
In practice, many projects combine several categories (e.g., complete renovation coupled with a deep energy retrofit).
The construction sequence to follow
A classic mistake is to redo a kitchen or bathroom before having secured the roof or technical installations. The logical order is however quite stable:
1. Diagnosis and studies
Analysis of the building’s condition (structure, dampness, roof), possible energy audit, survey of existing installations (electricity, gas, water).
2. Demolition and structural work
Removing partitions, stripping old coverings, openings, structural reinforcement, roof work, creating openings in façades.
3. Specialized systems and insulation
Electricity, plumbing, heating, ventilation, roof insulation then walls and floors. Work “from top to bottom” to avoid damaging recently finished work.
4. Screeds, plastering, wall straightening
Plaster, rendering, floor leveling.
5. Heavy finishes
Installing floor coverings, wall tiles, interior joinery, kitchen and bathroom equipment.
6. Painting, decor, details
Painting, lighting, outlets, handles, decorative fittings, final cleaning.
Following this sequence avoids having to break expensive finishes later to correct a structural problem or a forgotten conduit.
How much does a renovation cost in Belgium?
Price ranges vary greatly depending on the region, complexity, and quality of materials chosen. However, clear orders of magnitude emerge from available data.
Overall costs by project type
| Project type / example | Indicative total cost estimate |
|---|---|
| Apartment 80 m² (average renovation) in Brussels | ~40,000 to 80,000 € |
| House 120 m² (light renovation) | ~12,000 to 36,000 € |
| House 150 m² (complete renovation) | ~150,000 to 300,000 € |
| House 200 m² (major renovation) | > 300,000 € |
| House 180 m² (deep energy retrofit) | ~36,000 to 144,000 € |
These amounts fall within often-cited per-square-meter ranges:
– Light renovation: about 250 to 500 €/m².
– Average renovation: 500 to 1,000 €/m².
– Complete / major renovation: 1,000 to 2,000 €/m², sometimes more.
Costs by typical work item
Some benchmarks for common work items:
| Work item | Indicative range (excluding VAT and region) |
|---|---|
| Complete rewiring | Up to ~10,000 € for an average house |
| Bathroom renovation | ~4,000 to 11,000 € depending on quality |
| New fitted kitchen | ~10,500 to 19,000 € depending on quality |
| Roof insulation | ~5,000 to 12,500 € |
| External wall insulation | ~25,000 to 40,000 € |
| Floor insulation | About 9,000 € |
| Window replacement (average house) | About 15,000 € |
| Ventilation (centralized system) | ~5,000 to 10,000 € |
| Condensing boiler | About 7,500 € |
| Heat pump | ~2,500 to 25,000 € depending on system |
| Solar panels | ~3,000 to 10,000 € |
| Home battery | ~4,000 to 10,000 € |
Prices in major cities (Brussels, Antwerp, Ghent) are often higher than in rural areas, due to labor and logistics costs.
Include a safety margin
Renovation projects almost always exceed the initial budget. Between surprises (mold, obsolete wiring, weakened foundations) and desires for upgrades along the way, it’s prudent:
It is advisable to set aside a safety margin of 15 to 20% of the total budget. Moreover, it is strategic to only communicate a budget corresponding to about 80–85% of your actual financial capacity to professionals. This approach allows you to maintain essential flexibility to handle unforeseen issues or adjustments during the project.
Rigorous tracking via a spreadsheet or specialized tool (some banks offer renovation calculators) helps maintain control over expenses.
VAT, demolition-reconstruction, and taxation: what can reduce the bill
Taxation plays a decisive role in the final cost of a project. Two aspects are particularly interesting: the reduced VAT and new rules for demolition-reconstruction projects.
Reduced VAT at 6% on renovations of older homes
For homes used primarily as a private residence and at least ten years old, a reduced VAT rate of 6% applies to many renovation works, provided:
– The work is invoiced to a final consumer (owner-occupier or private landlord).
– It is carried out by a registered company (self-build does not qualify for the 6%).
– It concerns the building itself (and not purely recreational equipment like pools, outdoor saunas, sports fields, etc.).
This VAT difference (6% instead of 21%) is significant, especially on large items (roof, window frames, heating). On 100,000 € of eligible work, the gross VAT saving is 15,000 €.
Demolition-reconstruction: new permanent 6% regime
Since summer 2025, Belgium has established a permanent VAT regime at 6% for certain projects involving demolition of a building and reconstruction of a home, as well as for the sale of these homes. Three main scenarios are provided, each with its detailed conditions:
To rebuild to live there yourself, the principal must be an individual. The living area is limited to a maximum of 200 m². The home must become your sole principal residence within a short timeframe and remain so for a minimum period of five years.
– 2. Rebuild for social housing
– Principal can be an individual or legal entity.
– No living area limit.
– The property must be rented (or entrusted to management) to a social housing operator for at least 15 years.
To rebuild a property intended for private long-term residential rental, the owner (individual or legal entity) must respect a maximum area of 200 m² for the works. The property must be rented for at least 15 years to individuals who establish their official residence there, and its use cannot be tourist or student accommodation.
To illustrate the stakes: a demolition-reconstruction project priced at 300,000 € excluding VAT results in:
– 18,000 € VAT at 6% (total 318,000 €).
– 63,000 € VAT at 21% (total 363,000 €).
A potential gain of 45,000 € if the conditions for the reduced rate are met.
Some important exclusions must be noted however: leisure equipment (pools, tennis courts) and components for oil or fossil gas heating systems cannot benefit from the 6% under this regime.
Attention to fossil fuel heating systems
The legislator has explicitly hardened the VAT treatment of elements related to gas or oil systems:
– Certain parts of fossil fuel boilers are subject to 21% even within a renovation otherwise benefiting from 6%.
– A transitional period still allows the 6% under very specific conditions (contract signed before certain dates, invoicing before a final deadline).
Conversely, ecological heating systems (heat pumps, certain biomass boilers, etc.) remain eligible for reduced VAT under favorable conditions. This fiscal signal accompanies decarbonization policies, notably in Brussels.
Regional grants and financing: grants, green loans, and conditions
Beyond VAT, each region offers its own arsenal of renovation grants. It’s crucial to understand that these schemes change regularly (budgets, conditions, amounts), which reinforces the need to inquire at the right time.
In Flanders: Mijn VerbouwPremie, EPC-labelpremie and Verbouwlening
Flanders has consolidated various grants into a centralized system:
The ‘Mijn VerbouwLening’ loan can finance up to 60,000 € of renovation work, repayable over 25 years at a reduced interest rate.
Applications are made online via a single digital counter, which simplifies tracking.
In Brussels: Renolution and ECORENO Credit
The Brussels-Capital Region merged in 2022 its former energy, renovation, and façade grants into a single system:
– RENOLUTION Grants: about 45 types of grants covering insulation, heating systems, ventilation, solar panels, façade renovation, etc., for all types of buildings (houses, apartment buildings, offices, schools, shops). The building age criterion (over 10 years) is central, as is compliance with certain technical requirements.
– ECORENO Credit: preferential-rate green loan (0 to 1%) intended for owners, future owners, and even tenants, for energy performance works (insulation, ventilation, heating, photovoltaics, heat pumps, etc.).
Files are submitted via the IRISbox platform. It is crucial to respect deadlines (generally 12 months after the final invoice) and to keep all official invoices.
In Wallonia: Primes Habitation and Rénopack
In Wallonia, the “Primes Habitation” system was recently revised:
Households with annual incomes exceeding about 114,000 € are excluded from certain energy renovation grants.
In parallel, Rénopack offers the possibility to borrow up to 60,000 € at 0% interest to finance renovation works, particularly energy-related ones, subject to income conditions.
Cumulative aid and financial impact
Between reduced VAT, regional grants, preferential-rate loans, and sometimes additional municipal aid, the portion of the investment actually borne by the owner can be significantly reduced. Concrete examples show energy renovation projects of 50,000 € where over 40% is covered by the combination of “reduced VAT + grants”.
Achieving this leverage effect requires, however:
– Planning the work coherently (often, grants increase when multiple measures are combined).
– Respecting technical conditions (insulation values, appliance efficiency, certifications).
– Using registered and, often, accredited companies in the specific field (certified heating installers, for example).
Choosing the right professionals: architect, contractors, and guarantees
The success of a renovation in Belgium largely depends on the quality of the professionals engaged. The legal and insurance framework is relatively protective… provided you choose well.
The architect: mandatory in many cases
For all work requiring a planning permit and involving stability or structure, the use of an architect registered with the Order of Architects is mandatory. Their mission includes:
– Project design, plans and administrative procedures.
– Verifying compliance with standards (safety, energy, planning).
– Supervision of execution (regular site inspections, reports, opinions on progress status).
The architect and the contractor must perform their duties independently. The architect is subject to a reinforced duty of care, which particularly concerns the stability of the construction and the safety of persons.
The contractor: registration and insurance
When choosing a renovation company, a few simple checks avoid major troubles:
– Registration with the Crossroads Bank for Enterprises (BCE/KBO).
– Absence of social or tax debts (consultable via certain online services).
– Professional liability insurance.
– Ten-year warranty for structural work (mandatory and of public order).
– Significant experience (often at least ten years on comparable projects).
– Verifiable references and visitable sites.
Comparing several detailed quotes is essential. Do not be seduced solely by the lowest price; an abnormally low quote is often a sign of lower-quality materials or dubious practices.
Contract, payments, and site management
To secure the relationship:
A written contract should specify the scope, price, schedule, and payment terms, avoiding excessive advance payments in favor of staged payments. Regular site meetings with the architect and contractor are essential to track progress, validate choices, and prevent misunderstandings.
It is strongly advised not to modify structural elements (layout, technical systems) mid-project without involving the architect, at the risk of serious consequences both on cost and regulatory compliance.
Frequent mistakes and best practices for a smooth project
With such a complex framework, certain mistakes regularly recur in Belgian renovation projects.
Among the recurring pitfalls:
Ignoring building permits, underestimating the budget, choosing a contractor without verification, neglecting energy obligations and asbestos, or overlooking regulated waste management are common mistakes that can lead to sanctions, defective work, cost overruns, and lengthy procedures.
Conversely, a few reflexes increase the chances of success:
Before starting, have an energy audit and technical diagnosis carried out to clearly define the project. Plan it holistically, even in several phases, to avoid contradictory work. Integrate future needs (remote work, aging, resale). During the works, document each step with photos and carefully archive all invoices, certificates, warranties, and reports (diagnostics, PEB, EPC, etc.).
Renovate to add value: impact on property value
Beyond daily comfort, a well-designed renovation is a patrimonial investment. Available figures show:
– A well-renovated house can gain 10 to 20% in value.
– Simple interior renovations (kitchen, bathroom, quality finishes) can add 5 to 15%.
– An energy renovation that achieves a good performance level (certificate A or B) can generate a price differential of up to 20% compared to a similar poorly insulated property.
Certain interventions offer a particularly interesting return on investment.
Insulating an unoccupied loft is one of the most cost-effective operations, with a payback period often under 5 years thanks to the energy savings achieved.
Replacing an old boiler with a high-performance condensing model can significantly reduce the heating bill, with a quick return on investment.
Installing an air/water heat pump, although costly initially, offers excellent performance and an interesting return on investment in the medium term.
Installing a programmable regulation system (thermostats, sensors) optimizes energy consumption for a moderate investment and quick return.
– Converting lofts into habitable rooms.
– Modernizing the kitchen and bathroom.
– High-performance insulation of the roof and walls.
– Improving acoustic comfort in urban environments.
In the current context of tightening standards and rising energy costs, buyers increasingly value a property’s energy score, as much as its location and size.
In summary: how to approach a renovation in Belgium?
Renovating a property in Belgium requires assembling several pieces of a fairly complex puzzle: planning, energy, taxation, contracts, regional aid. To turn this challenge into an opportunity:
To successfully carry out a renovation project, it is essential to: clarify your objectives (comfort, value, savings, family adaptation); assess the existing state of the building (structure, installations, energy performance, asbestos); inquire about local rules (permits, regulations, obligations); establish a realistic budget with a 15-20% margin and several quotes; maximize available financial aid (reduced VAT, grants, loans); surround yourself with qualified professionals (architect, contractors, experts); plan the logical order of work (from structural work to finishes); and anticipate long-term needs (future energy standards, rental, evolving needs).
By proceeding this way, renovating a property in Belgium is no longer just an administrative obstacle course. It’s a powerful lever to durably improve quality of life, increase the value of your assets, and contribute to the climate goals the country has committed to.
A French business owner around 50 years old, with a well-structured financial portfolio in Europe, wanted to diversify part of his capital into residential real estate in Belgium to seek rental yield and exposure to a stable eurozone market. Allocated budget: 400,000 to 600,000 euros, without using credit.
After analyzing several markets (Brussels, Antwerp, Ghent), the chosen strategy involved targeting an apartment or townhouse in a high-demand rental area, such as Ixelles, Uccle, or central Antwerp, combining a target gross rental yield of 5–6% – “the higher the yield, the greater the risk” – and medium-term appreciation potential, with an overall ticket (acquisition + notary fees + light works) of about 500,000 euros. The mission included: market and neighborhood selection, connection with a local network (real estate agent, lawyer, tax advisor), choice of the most suitable structure (direct ownership or via a Belgian company), and definition of a diversification plan over time.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
