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My landlord is charging a very high rent for a home in poor condition. Is this an offence, and what can I do?

In short

In some cases, yes. Renting out housing unfit for human dignity to someone in a vulnerable situation in order to make an excessive profit is a criminal offence (level 2). As a tenant, you can contact your region's housing inspection service.

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Video transcript

You pay a very high rent for a damp, run-down home. Your residence status is insecure, so you keep quiet. It depends: Renting a home that goes against human dignity to someone in a difficult situation, for excessive profit, is a crime. The right way: Contact your municipality or your region's housing inspection. Get free legal advice before you stop paying rent. For the landlord (Level 2 offence): Prison: 6 months – 3 years; If habitual: 3 – 5 years prison; Also: Repairs, declared unfit.

What is not allowed, what is required?

  • Exploiting a tenant's vulnerable situation to rent out, sell or provide housing unfit for human dignity in order to make an excessive profit is a criminal offence (huisjesmelkerij / marchand de sommeil; art. 290, level 2). Doing this through an intermediary is also an offence.
  • Examples of a vulnerable situation: unlawful or insecure residence status, an insecure social situation, age, pregnancy, illness or disability. Doing this habitually is level 3 (art. 291).
  • Flanders: report the problem to your municipality; anyone can do this, even by phone. If the housing inspector finds serious defects, the landlord is given a deadline to repair them. If the repairs are not done, the home can be declared 'unfit' or 'uninhabitable' (ongeschikt / onbewoonbaar).
  • Wallonia: ask for a housing inspection (enquête de salubrité) from your municipality if it is responsible for this, or otherwise from the housing standards service of the Walloon public service (Service Salubrité, SPW). The result is also sent to the mayor, who can take action.
  • Brussels: if your lease is still running, make a complaint online or by post to the Brussels Housing administration (Brussel Huisvesting / Bruxelles Logement). If there are defects, the landlord is given 12 months to carry out the repairs. Before deciding on your own to stop paying rent, get free initial legal advice.

Penalty and indirect consequences

PENALTY NOTICECriminal Code, level 2
Fine / payment
The judge can impose an additional fine, which can be applied separately for each victim (art. 290). The tenant can also claim compensation.

Legal basis:Strafwetboek (W 29.2.2024) Boek II, art. 290

Court / prison
Level 2: 6 months – 3 years in prison, or 1 month – 1 year of electronic monitoring, 120 – 300 hours of community service, or 12 months – 2 years of probation. If done habitually or as part of a criminal organisation, level 3: 3 – 5 years in prison.

Legal basis:Strafwetboek (W 29.2.2024) Boek I, art. 36

What does this level mean? Criminal Code, level 2: 6 months – 3 years in prison or an alternative sentence. All penalty levels →

What really matters: the indirect consequences

What do these terms mean?

Criminal record
The state register of convictions handed down by a court. The extract asked for a job, residence or nationality application comes from it. Municipal GAS fines are not entered in it.

All terms: glossary →

Why does this rule exist?

Newcomers, people with insecure residence status and poor families can be forced into substandard housing. The rule protects everyone's right to a decent home and punishes exploitation.

Where can you go?

  • Free first-line legal advice and pro deo lawyerA free or low-cost lawyer if your income is low
  • Justice HouseInformation and support for victims, accused people and convicted people (Justitiehuis / Maison de justice)
  • Emergency112 · Police 101
  • 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
14 / 14 statements in an official source
Checked: 22.10.2026
Last checked
22.10.2026
Rules can change
Show the 14 checked statementsopen

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?

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