The Hidden Numbers of the Belgian Rental Market

 

While Belgium has some of the strongest anti-discrimination laws in Europe, the "door" isn't open for everyone. Recent correspondence tests—where researchers send identical applications with only one varying characteristic—reveal a sobering reality:

• Ethnicity: Applicants with Moroccan or Turkish-sounding names receive significantly fewer invitations for viewings than those with "Belgian-sounding" names, even when their financial profiles are identical.

• Source of Income: One of the most prevalent forms of discrimination is based on "wealth" or income origin. Landlords frequently refuse tenants who receive CPAS/OCMW benefits or disability allowances, despite it being illegal to refuse a tenant based on where their money comes from.

• Disability: People with disabilities, particularly those who use assistance dogs or have visual impairments, face a rejection rate that is often double that of other applicants.

---

What the Law Says (and What Landlords Often Ignore)

In Belgium, housing is a fundamental right. The law is clear: a landlord cannot refuse you based on:

• Nationality or "perceived" race.

• Sexual orientation or gender identity.

• Age or family status (e.g., having children).

• The nature of your income (as long as you have the means to pay).

The "Three-Times Rent" Myth

Many landlords insist that a tenant's income must be three times the rent. While solvency is a legitimate concern, Unia has pointed out that applying this rule strictly can be a form of indirect discrimination, especially when it excludes people who spend a larger (but still manageable) portion of their income on housing. In Brussels, the Housing Code specifically forbids refusing a tenant based on the "nature" of their resources.

---

Navigating the Bias: Tips for Renters

If you feel you are being ghosted or unfairly rejected, you are not powerless. Here is how to navigate the market and protect your rights:

1. Know the "Permitted Questions": In regions like Brussels, there is a standardized list of what a landlord can ask before a visit (name and contact info) and after (income amount and household size). They cannot ask for your medical history or a "certificate of good conduct."

2. Document Everything: If a landlord tells you over the phone that "the apartment is gone," but the ad remains up and a friend calls and gets a viewing, keep a log. Save emails, screenshots of ads, and notes of conversations.

3. Use a "Test" Friend: If you suspect discrimination, have a friend with a different profile apply for the same property. This "mystery shopping" approach is often the only way to prove a bias exists.

---

Where to Get Help

Discrimination thrives in silence. If you’ve been treated unfairly, reporting it helps create the data needed to push for systemic change (like mandatory "blind" applications or more frequent mystery shopping tests by the government).

• Unia: For discrimination based on race, disability, age, or wealth (in Brussels and Wallonia).

• VMRI (Vlaams Mensenrechteninstituut): For housing discrimination cases in Flanders.

• Institute for the Equality of Women and Men: If the discrimination is based on gender or pregnancy.

Moving Forward

Belgium is making progress—cities like Ghent and Antwerp have begun using proactive testing to fine discriminatory agencies—but the road to a truly fair housing market is long. Everyone deserves a place to call home, regardless of their background or the logo on their bank statement.

Have you experienced difficulties finding a rental in Belgium? Would you like me to draft a formal letter of inquiry to a landlord or a report for Unia based on your experience?