Blocked drain in a rented home in Belgium: tenant or landlord, who pays for unblocking?

Short answer: In Belgium the tenant pays to clear a sink, trap, shower or toilet blocked by normal use of the home, because that is routine upkeep. The landlord (or the co-ownership) pays when the cause is wear and age, a broken waste pipe, a fault in the installation or a shared part managed by the co-ownership. Either way, tell the landlord and keep proof of the cause.

Published on 23 October 2026 · Updated on 23 October 2026

The basic rule: normal use = tenant, structural cause = landlord

The tenant handles routine upkeep and minor repairs; the landlord handles the rest, and always what comes from wear and age or force majeure. That is the official logic in Brussels and Flanders, and it carries over in Wallonia.

• In Brussels: according to be.brussels, the tenant carries out the tenant-type repairs and upkeep, except what is caused by age or force majeure. The landlord must do the other repairs needed for normal use, explicitly including "repairing broken waste pipes".
• In Flanders (leases signed since 1 January 2019): the official list of minor repairs asks the tenant to prevent sewers, waste pipes and traps, the kitchen sink and the toilet from clogging. Repairs caused by age or force majeure are always the landlord's; those caused by wrong use are the tenant's.
• The trap: a tenant who fails to report a problem the landlord is responsible for may have to bear the damage that follows.

In practice: a plug of hair, grease or paper is the tenant's; a crushed, cracked or root-invaded pipe is not the tenant's doing.

Table: who pays depending on the type of blockage

It depends on where the blockage is and what caused it. Below is the most common reading, to be confirmed case by case (lease, proof of cause).

This table summarises the official principles; it is not legal text. Details depend on the region, the date of the lease and its clauses.

Brussels, Flanders, Wallonia: what differs by region

The principle is the same in all three regions, but the applicable text differs. Housing is a regional competence, so the date of the lease and the address of the home matter.

• Brussels: an official list of the main tenant and landlord repairs exists, and the parties cannot depart from it (Brussels Housing Code, art. 223). A lease clause putting everything on the tenant has no effect on this point.
• Flanders: the split depends on the lease date. For leases signed since 1 January 2019 the detailed list of minor repairs is in the Flemish tenancy rules; before that there is no mandatory detailed list, only principles (wear and age = landlord, damage caused by the tenant or guests = tenant, minor repairs = tenant).
• Wallonia: according to Droits Quotidiens, the tenant pays upkeep, tenant-type repairs and damage they cause; they do not pay upkeep or tenant-type repairs that come from age or force majeure. The landlord pays all other repairs.

If you doubt your lease, a tenants' union or your region's tenant helpdesk can read it for you.

Apartment buildings and co-ownership: private or shared?

It depends on where the plug is: in the private part it is usually the tenant, in the shared part it is the managing agent or the co-ownership. A guide published by the owners' association SNPC (sponsored article) applies this distinction.

• Private part: basin trap, sink waste pipe, the flat's toilet.
• Shared part: main waste stack, the building's inspection chamber.
• Unsure of the origin: have the blockage located with an inspection camera before you pay.

Warning sign: if neighbours above or below have the same problem, or water rises in the shower when you flush, the cause is probably outside your home. Tell the landlord in writing, who informs the managing agent. If the blockage damages another flat, the co-ownership's insurance or liability cover may step in, depending on the case.

How to prove what caused the blockage

Have the professional who attends record the cause in writing. That document decides between tenant and landlord, especially when the bill is high.

• Ask for an itemised invoice that states where the blockage was (trap, pipe under the sink, stack) and what was removed (grease, wipes, roots, limescale).
• Ask for a camera inspection if the plug keeps returning, several outlets are affected or a pipe looks damaged: it shows sagging, cracks or roots.
• Take photos and videos before and after, and note the date it first appeared.
• Keep the messages sent to the landlord and the reply.

Objects found in the pipe (wipes, a toy, set grease) point to the tenant's use; a crushed or root-filled pipe points to the landlord. For market prices of unblocking, see our guide to drain unblocking costs in Brussels.

Step by step: what to do, and a sample letter to the landlord

Try the simple fixes first, then tell the landlord in writing before or at the same time as calling a professional. In an emergency (overflow), call someone straight away and justify it afterwards.

1. Limit the damage: stop using the fixture and turn off the water if it overflows.
2. Try the simple things (plunger, trap unscrewed and cleaned). For a toilet, see what to try before calling.
3. If that fails, tell the landlord in writing (email or registered letter), describing the problem and attaching photos.
4. Have a professional attend and ask for an itemised invoice stating the cause.
5. Depending on the cause, either pay (use) or ask to be reimbursed (wear, broken pipe, shared part).

Sample letter:
"Dear Sir or Madam, I inform you that the drain of the [sink / toilet / shower] in the home at [address] has been blocked since [date]. According to [contractor], the blockage is at [place] and comes from [cause]. As this cause falls under wear and age or a part you are responsible for, I ask you to handle the work or reimburse the enclosed invoice of [amount] within [x] days. Yours faithfully."

Need a professional? See our drain unblocking page, or the one for Brussels.

Insurance and prevention: avoiding a dispute

Home insurance generally does not cover upkeep or preventive unblocking, but it may cover some resulting damage. SNPC writes that home policies may cover certain interventions if the damage is linked to an unforeseeable event (water damage from an obstructed pipe), but not upkeep or preventive unblocking; check the excess and exclusions in your policy.

• Do not flush wipes, even "biodegradable" ones, or pour grease or coffee grounds down the sink or toilet.
• Use a hair catcher in the shower and empty it.
• Report a slow drain early: it warns of a plug or a faulty slope.
• Have the condition of the drains noted in the move-in inventory.

• be.brussels : répartition des réparations entre le locataire et le bailleur (Code bruxellois du Logement, art. 223)
• Vlaanderen.be : onderhoud en herstellingen aan huurwoningen
• Vlaanderen : brochure Woninghuurdecreet, bijlage « Lijst van kleine herstellingen » (contracten sinds 1/1/2019)
• Huurdersbond : welke herstellingen zijn voor de huurder en welke voor de verhuurder?
• Droits Quotidiens : quelles réparations dois-je faire et payer si je suis locataire ? (Wallonie)
• SNPC : problèmes de tuyaux, que faire (article sponsorisé, parties privatives et communes)