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End of a lease or a sale: what has to be done, and by when
The two situations do not share the same deadline. When a lease ends, the date that matters is the check-out inventory (the exit état des lieux) and the handover of the keys to the landlord. When you sell, it is the signing of the deed at the notary's office.
| End of a lease (tenant) | Sale (owner selling) | |
|---|---|---|
| Deadline | The check-out inventory, before the keys are handed back | The signing of the notarial deed of sale, at the latest |
| What must be empty | The flat and anything the lease gives you (cellar, attic, lock-up garage) | The property and its outbuildings, empty of all furniture that is not part of the sale |
| Expected condition | As described in the check-in inventory, except for normal wear and tear, ageing or force majeure | A “normal state of cleanliness” in the notaire.be model sale contract |
| Check | Check-out inventory, at the latest within the month after you move out | The buyer's visit in the 48 hours before the deed, under the same model |
| What you hand over | The keys, to the landlord | All keys and accessories (remote controls, codes) |
For a sale, these commitments appear in the “plain language” model of the compromis de vente (preliminary sale contract) published by notaire.be for the Brussels-Capital Region. Your own contract may say something different: reread the clause on occupation and enjoyment of the property (“Occupation – Jouissance”).
How much time should you allow in Brussels?
The real lead time depends on three calendars: your notice period or the date of the deed, the building's availability (syndic, lift) and the parking reservation with the municipality.
- The tenant's notice: under a 9-year lease on a main residence, the tenant can leave at any time by giving 3 months' notice (compensation is due if they leave during the first 3 years). According to Brussels Housing (Bruxelles Logement), notice given at any time starts on the first day of the month after the month in which it was given.
- The check-out inventory: it is drawn up after you have moved out and before the keys are handed back, at the latest within the following month. So the flat has to be empty before that appointment, not on the day itself.
- Parking for the van: each municipality has its own rules. In Ixelles, you must apply no later than 7 working days beforehand; in Ganshoren, at least 10 working days beforehand, otherwise a surcharge applies. The lead times for all 19 municipalities are listed on our municipality pages, and the steps are explained in our guide to reserving a parking space in Brussels.
A simple countdown
- 4 to 6 weeks before: sort what you are keeping, selling or giving away; ask for a visit and a quote for the rest.
- 2 to 3 weeks before: date fixed, syndic informed, parking reservation request sent to the municipality.
- A few days before the deadline: the flat, cellar and outbuildings are cleared, followed by a simple clean if you asked for one.
- On the day: the check-out inventory or the buyer's visit takes place in a flat that is already empty.
If time is short, AAB Brocanteur can step in within 48 hours. A reserved parking space then depends on the municipality's lead time.
The syndic and common areas: who to tell before clearing
In a building held in co-ownership, tell the syndic (the building manager) as soon as you know the date. According to notaire.be, the house rules (règlement d'ordre intérieur) set out how life in the building works and how the common areas may be used, and they apply to every occupant, owners and tenants alike.
Questions to ask the syndic:
- Are there set hours for moving and for noise?
- Can the lift be used to carry furniture? Does it need protecting or booking?
- Who opens the cellars, the bike storage or the shared garage?
- Have any of your belongings been left in a common area?
If you are a tenant, tell your landlord as well: they are the one in contact with the syndic. And think of your neighbours on the landing, especially if the stairwell is narrow.
Lift, stairs and cellar: where time gets lost
In a Brussels flat, the volume is rarely what makes a clearance difficult: it is the route from the front door to the van.
- The lift: check its size. A wardrobe or sofa that will not fit is taken apart in the flat or carried down the stairs.
- The stairs: with no lift, everything goes down by hand. The floor level affects the price, so mention it at the visit.
- The cellar: the thing people most often forget. It is part of the property sold or rented and has to be empty too. Find the key and the cellar number before the visit. See also our cellar clearance in Brussels page.
- The lock-up garage, attic and balcony: show them at the visit so they are included in the quote.
During a flat clearance, our teams protect the common areas and clear the cellar and garage on the same day as the flat.
Sort before you clear: keep, donate, recycle
A clearance starts with sorting. Set aside everything you are taking with you, then the important papers (lease, check-in inventory, invoices, documents from the notary).
- Donations: the Region points to charities that take clean furniture in good condition and household appliances in working order, such as Les Petits Riens (donations must be dropped off: the charity says on its website that it no longer collects from homes).
- Bulky waste: the municipalities and Bruxelles-Propreté (Net Brussel) run collections and container parks. They work for a few items, rarely for a whole flat that has to be empty by a fixed date.
- Everything else: a professional sorts on site, sends what can be reused to donation, sends the rest for recycling and takes everything away. For just a few pieces of furniture, see our junk removal service.
After a death, clearing a flat involves other steps (heirs, notary): they are described on our estate clearance page.
Cleaning before you hand back the keys: what to expect
Once the flat is empty, a simple clean leaves the rooms presentable: the floors are swept, vacuumed and mopped. At AAB Brocanteur, you ask for it at the visit and it is written into the quote. See our cleaning after a house clearance page.
This simple clean covers the floors of the cleared rooms only. It does not replace the obligations set out in your lease, and it does not guarantee the outcome of the check-out inventory. According to Brussels Housing, the tenant is liable for damage not recorded at check-in, except for normal wear and tear, ageing or force majeure. Descaling taps or servicing the boiler, for example, are among the minor repairs and upkeep the tenant is responsible for during the lease.
Mistakes to avoid
- Clearing on the day of the check-out inventory: allow at least one day's margin before the appointment or the buyer's visit.
- Forgetting the cellar, garage or attic: they are part of the property.
- Not reserving a space for the van: without a reservation, the van may not find a space near the building's entrance, and loading takes longer.
- Telling the syndic too late: a lift that is out of use or a refused time slot can push the job back.
- Leaving furniture “for the buyer” without putting it in writing: the model sale contract provides for a property empty of all furniture that is not part of the sale.
- Giving the keys to the buyer before the deed: notaries advise against it; if you do, put a written key handover document in place.
- Accepting a price to be “seen on the day”: ask for a fixed written price before the job (see our prices).
