Roof moss removal: tenant or landlord?
By the Toiture Wash team · Updated on 20 October 2026 · 4 min read
Short answer. None of the official lists of tenants' repairs, in Brussels, Wallonia or Flanders, makes the tenant responsible for removing moss from the roof. The tenant's obligations are limited to easily accessible elements, such as gutters, under rules that vary from one Region to another. In case of disagreement, the justice of the peace decides.
What the official lists say
| Brussels | Wallonia | Flanders | |
|---|---|---|---|
| Roof: repairs and replacement | owner | owner, as major maintenance | owner, except small repairs reachable with a reasonably sized ladder |
| Moss removal on the roof covering | not assigned to the tenant | not assigned to the tenant | not assigned to the tenant |
| Gutters and downpipes | tenant: clean them and clear whatever blocks the flow if reachable without professional equipment; owner: repairs and replacement | tenant: regular cleaning; owner: major maintenance and repairs due to age | tenant: prevent them from clogging with dead leaves, where a reasonably sized ladder is enough |
| Roof domes and rooflights | tenant: cleanliness, moss on the outer face if it is reachable | tenant: same, unless the outer face is out of reach | tenant: oil hinges and locks |
| Can the lease depart from this? | no | no, for the tenant's main residence | check with the Flemish Region |
The lists are those of the Brussels decree of 23 November 2017, the Walloon decree of 28 June 2018 and the Flemish decree of 7 December 2018. They are not exhaustive: in a dispute, the justice of the peace decides case by case. In Flanders, the list sets a broad principle (maintenance and cleaning fall to the tenant) but limits the tenant's obligations to places reachable with a reasonably sized ladder, never with scaffolding; age-related wear and force majeure always remain with the owner.
Gutters, the sore point
The three Regions make routine gutter maintenance the tenant's responsibility, with a limit on access:
- in Brussels, only if the tenant can reach them without professional equipment;
- in Wallonia, regular cleaning remains with the tenant even when access is difficult, unless the parties have set other terms: the lease or a written agreement can settle the matter;
- in Flanders, only where a reasonably sized ladder is enough, not scaffolding.
A box gutter at second-floor level on a townhouse, which requires a cherry picker, is therefore not the tenant's responsibility in Brussels or Flanders. The guide Blocked gutter or box gutter: what to do? explains how to spot the problem.
Tenants: before ordering a moss removal
- Tell your landlord in writing and agree who pays before the work.
- If you pay yourself, keep the invoice: a reduced VAT rate remains possible if you are the end consumer and the home meets the legal conditions.
Landlords
Moss removal protects your property: a well-maintained roof and gutters prevent leaks, and the damage they cause would be yours to pay for. Include it in your maintenance calendar, and specify in the lease who looks after the gutters when access is difficult.
Frequently asked questions
Does the tenant have to have the roof cleared of moss?
As a general rule, no. None of the lists for Brussels, Wallonia and Flanders assigns moss removal on the roof covering to the tenant. In Flanders, where maintenance and cleaning fall to the tenant wherever a reasonably sized ladder is enough, a small, low roof may be open to debate, and the justice of the peace decides. The tenant's obligations are limited to accessible elements such as gutters, roof domes and rooflights.
Who pays for cleaning the gutters of a rented house?
The tenant, for routine maintenance, within the limits of what is accessible: without professional equipment in Brussels, with a reasonably sized ladder in Flanders. In Wallonia, regular cleaning falls to the tenant, unless the parties agree otherwise. Repairs and replacement remain the owner's.
Can the lease make the tenant responsible for moss removal?
In Brussels, the parties cannot depart from the legal allocation. Nor can they in Wallonia, when the home is the tenant's main residence. For Flanders, check with the Flemish Region.
Sources
- Brussels Housing (Bruxelles Logement), A bad lease can hurt (January 2025; in French); list of repairs, Government decree of 23 November 2017.
- SPW Logement (Walloon public service for housing), Allocation of repairs, works and maintenance between landlord and tenant (in French).
- Flemish Government, list of small repairs, annex 1 of the decree of 7 December 2018 (Belgian Official Gazette of 19 December 2018).