Can I turn my garage into a room or a flat, or split my house into two flats?
In short
Only if you get a building permit. In Flanders and Wallonia, splitting a house, adding an extra flat, or turning a garage or shop into a home requires a permit. In Brussels, a permit is usually needed too; check with your municipality. In Flanders, there are narrow exceptions, such as living with family to provide care ('zorgwonen').
Video transcript
You want to turn your garage into a studio flat and rent it out. It depends: Only with a building permit. Works that change the number of homes or the use of the building need a permit. The right way: Before you start, talk to the municipal planning department and get the permit. Paying a fine does not make it legal. Planning offence: Flanders, at court: 26 € – 400.000 €; Also: Demolition or restoration; When selling: The notary will ask.
What is not allowed, what is required?
- Works that change the number of homes or the use of the building (an extra flat, a studio, turning a garage into a home) need a permit.
- Before you start, talk to the municipality's planning department (dienst omgeving / service urbanisme).
- Even if the region allows it, the municipality's zoning plan can forbid splitting.
- Paying a fine does not make the building legal; getting a permit afterwards (regularisation) is not guaranteed.
- Renting out a flat that was split without a permit can also cause legal problems in the rental relationship; talk to a lawyer.
Penalty and indirect consequences
- Fine / payment
- Planning offence (stedenbouwkundige inbreuk / infraction urbanistique). Flanders: in court, a fine of 26–400.000 €; for some violations, an administrative fine of 50–400.000 €. Brussels: in court 100–25.000 €, administrative fine 250–100.000 €. Wallonia: in court 100–50.000 €, settlement 250–25.000 €. Court fines are increased by the surcharge multipliers.
Legal basis:Strafwetboek (W 29.2.2024) Boek I, art. 78 §1VCRO, art. 6.2.1-6.2.2 + CoDT, art. D.VII.12, D.VII.19
- Court / prison
- In serious cases done for profit, the public prosecutor can start a case; if the home is in degrading conditions, the crime of exploiting tenants may apply (Criminal Code, art. 290)
Legal basis:Kamer DOC 55 3518/011, art. 290
What really matters: the indirect consequences
- The works can be stopped, and you may have to demolish or restore the building to its original state at your own cost
Legal basis:CoDT, art. D.VII.8, D.VII.13
- When you sell, the notary checks the planning status; selling can become harder or the price may drop
Legal basis:VCRO, art. 5.2.1
- Legal problems with the tenant may arise. In Flanders, the tenant of a home that may be subject to remedial measures can ask the court to annul the lease and award damages; the lease is not automatically void in every case.
Legal basis:VCRO, art. 6.3.2
Why does this rule exist?
Houses that are split without a permit often lack fire safety, ventilation and safe exits. The permit process protects tenants' lives, neighbours' rights and the balance of parking and population in the neighbourhood.
Where can you go?
- Municipal planning departmentAsk before you start the works (dienst omgeving / service urbanisme)
- Tax office – land register (cadastre)Report renovation works through MyMinfin
- Social interpreterAt the municipality, the OCMW/CPAS, school and hospital, you can ask for an interpreter in your language; it is often free.
This site does not handle individual cases; it points you to the right service. All help addresses
Source and reliability
Official source- Source check
- 11 / 11 statements in an official source
- Checked: 12.10.2026
- Last checked
- 12.10.2026
- Rules can change
Show the 11 checked statementsopen
- Found in an official source
Flandre: konut sayısını değiştirmek izne tabi
Vrijstellingsbesluit (BVR 16.07.2010, codex-versie art. 2.1 van 05/09/2026, art. 2.2 en 6.1 van 01/03/2026), art. 2.2, 2°-3° - Found in an official source
Flandre VCRO md. 4.2.1, 7°: woning opsplitsen vergunningsplichtig
Vlaamse Codex Ruimtelijke Ordening art. 4.2.1, 6° en 7° (Codex Vlaanderen, doc-id 1018245, via codex.opendata.api.vlaanderen.be) - Found in an official source
Valonya: yeni konut oluşturmak ve kullanım değiştirmek izne tabi
SPW Territoire, 'Actes et travaux soumis à permis d'urbanisme' (CoDT art. D.IV.4) - Found in an official source
Flandre ve Valonya'da izne tabi; Flandre'da 'zorgwonen' gibi dar istisnalar var
CoDT – Annexe article R.IV.1-1 (version applicable à partir du 1er mai 2025, v.41.2) - Found in an official source
Belediye imar planı bölmeyi yasaklayabilir
SPW Territoire, 'Actes et travaux soumis à permis d'urbanisme' (CoDT art. D.IV.4) - Found in an official source
Kiracı istismarı md. 290
Kamer DOC 55 3518/011, art. 290 - Found in an official source
Bölgelere göre mahkeme ve idari para cezası aralıkları (Flandre 26–400.000 / 50–400.000; Brüksel 100–25.000 / 250–100.000; Valonya 100–50.000 / uzlaşma 250–25.000)
VCRO, art. 6.2.1-6.2.2 + CoDT, art. D.VII.12, D.VII.19 - Corrected according to the source
Özel kanunlardaki mahkeme para cezaları Ceza Kanunu katsayısıyla çarpılır
Strafwetboek (W 29.2.2024) Boek I, art. 78 §1 - Found in an official source
Denetçi işi sözlü olarak durdurabilir; mahkeme eski hâle getirmeyi emreder
CoDT, art. D.VII.8, D.VII.13 - Found in an official source
Noter satış senedine imar bilgilerini yazmak zorundadır
VCRO, art. 5.2.1 - Found in an official source
Flandre: kiracı, onarım tedbirine konu taşınmazda kira akdinin iptalini ve tazminat isteyebilir
VCRO, art. 6.3.2
The checked statements are in Turkish, as in the source text. This check does not replace legal advice.
General information, not legal advice. For your own situation, ask a lawyer or free legal aid. How was this information prepared?