Co-ownership Charges Belgium: Calculation, Split and Costs 2026

Co-ownership charges: what are they?

When you buy an apartment in Belgium, you become a co-owner of the building. You pay monthly co-ownership charges covering common-area maintenance, administration, and reserves for future works. In 2026 the average is €150 to €350 per month.

Common vs private charges

Common (shared among all co-owners)

• Maintenance and cleaning of common areas
• Common-area electricity
• Elevator: maintenance, annual inspection
• Roof, façade, structural works
• Syndic fees
• Building fire insurance
• Reserve fund (mandatory)

Private (specific to your unit)

• Your water, gas, electricity consumption
• Individual heating
• Boiler maintenance
• Property tax (precompte)

How are charges calculated?

Allocation is by shares expressed in thousandths. Each unit has a number of thousandths in the building's base deed:

• 80 m² 2-bed apartment: 85/1000
• 35 m² studio: 40/1000
• Cellar: 5/1000
• Parking space: 10/1000

The reserve fund: legal obligation

Since the Law of 18 June 2018, every building must build a reserve fund for major works. The law imposes a minimum of 5% of annual charges per year unless decided otherwise at 4/5 majority. Non-recoverable on sale.

The working capital fund

Serves the syndic's operating cash (around 3 months of charges). Recoverable on sale.

How much to budget when buying?

1. Monthly charges for the last 3 years
2. Current reserve fund balance
3. Minutes of the last 3 General Meetings
4. Quotes for planned major works
5. Energy audit and renovation obligations

2026 charge brackets

Link with rental investment

Non-recoverable common charges amount to €500 to €1,500 per year. Include them in the rental yield calculator.

FAQ

Can I refuse to pay?

No. Non-payment leads to court proceedings and forced sale after 6 months.

Who pays for a rented unit?

The owner pays all charges to the syndic. Some (heating, hot water, routine maintenance) can be passed on to the tenant.

Are charges indexed?

No automatic indexation. Budget is voted yearly at the General Meeting.