Renovation obligation in Flanders: who must do what, and by when

Since 1 January 2023, a renovation obligation has applied in Flanders for homes with a poor energy label. Anyone who buys such a home must improve its energy performance within a fixed period. The rule has visibly changed the market: homes with label E or F stay on the market longer and are negotiated more sharply. Here you'll find what the obligation exactly entails, who it applies to and how to deal with it sensibly.

Who does the renovation obligation apply to?

The obligation applies to anyone who acquires a home or flat with EPC label E or F through a notarial deed: purchase, but also gift or long lease (erfpacht). It does not apply in the case of inheritance. The obligation rests on the new owner and starts on the date of the authentic deed.

For non-residential buildings (offices, shops), a separate scheme has been in place since 2022, with different requirements.

What do you need to achieve, and by when?

The new owner must bring the home to at least label D within six years of the deed. Originally this was five years; the Flemish government extended the deadline in 2024 and softened the previously announced stricter pathway (label C from 2028, label B from 2035). Always check with the notary which rules apply on the date of your deed.

You provide proof with a new EPC showing label D or better. If you miss the deadline, the Vlaams Energie- en Klimaatagentschap (Flemish Energy and Climate Agency, VEKA) can impose an administrative fine of 500 to 200,000 euros, and you will be given a new deadline.

What does it cost to go from F to D?

This depends heavily on the current condition of the home. Going from label F to D is usually achievable with a combination of:

• Roof insulation: the biggest gain per euro, often 30 to 60 euros per m² for a pitched roof.
• High-performance glazing: replacing single or old double glazing, 400 to 800 euros per m² of window including frames.
• A modern condensing boiler or heat pump: 4,000 to 7,000 euros for a boiler, 12,000 to 20,000 euros for an air-to-water heat pump.
• Wall insulation (cavity or external): cavity wall insulation is cheap (20 to 30 euros per m²), external wall insulation considerably more expensive (120 to 200 euros per m²).

For an average terraced house of 150 m², a journey from F to D quickly comes to 20,000 to 45,000 euros. Moving to label B is more in the range of 50,000 to 90,000 euros. On every property page of ikzoek.immo with label C or worse, we show a renovation simulation: what the property would be worth after renovation, roughly what the works cost and whether the increase in value covers the cost.

Grants and the Mijn VerbouwLening

Flanders supports renovation with the Mijn VerbouwPremie, which varies according to your income and the measure concerned, and with the Mijn VerbouwLening: an interest-free loan of up to 60,000 euros, repayable over 25 years, for those who stay below certain income limits or who buy a home with label E or F. In addition, a reduced VAT rate of 6% applies to renovation works on homes older than ten years. The conditions and amounts change regularly; you can find the current situation on the website of the Flemish government.

How do you factor this into your offer?

The renovation obligation is a cost that is fixed from the day you sign. So factor it into your negotiation:

1. Request the EPC and read the recommendations at the back.
2. Have one or two contractors draw up a rough quote before you make an offer, or use our simulation as a first indication.
3. Add the renovation cost to the asking price and compare that total with move-in ready homes in the same neighbourhood. Our property barometer gives the median price per m² per municipality.
4. Take into account the liveability of the home during the works and waiting times with contractors.

And if you rent or let?

The renovation obligation only applies when ownership changes, not to existing owners or landlords. Different rules apply to rental property, however: for example, every rental home has had to have roof insulation and double glazing since 2020, and a very poor EPC can lead to penalty points during a conformity inspection. More on this in our article about renting in Flanders.

In summary

Buying a home with label E or F can be an excellent move: the asking price is lower, grants are available, and after renovation you'll have a comfortable home with a low energy bill. But it's no longer a free choice. Calculate in advance, negotiate with figures in hand and plan the works right after the deed.