The problem was not with you but with m; It sia technical problem. I tried several browsers but I could not reply to individual thread/question, for example GT aor Panchito. If I try that, respond button greyed out in the browser.  Only "response rapide' works. So copied your thread raw and replied, messing up the thread order. Please bear with me.

This is an important news (pity you didn't mention it earlier though).

You're entitled to request from the ex-partner to pay the rent, along with his ex.

Of course, you must not send a temination letter. Yours tenants do not fulfill their obligations, the woman confirmed it clearly to you, and you can consider it as a breach in the contract.

I just can repeat the action way previously mentionned :
- send a letter demanding that all tenants (in solidarity with each other) comply with the contract, especially the rent payment and on time
- give them a last month to regularize
- use her words, when she said she couldn't afford this level of rent, for warning her again
- then you have to warn about the real will to go to justice in case of unregularized and unregular situation.

I totally agree with Himura. Both this woman and her partner are consolidated for the rent payment. If she can't pay the rent alone, it's on your right to require the payment from her partner. You may also argue that if the case is brought to court, the judge can require a seizure from the partner's salary for the rent payment. I think this woman want to rip you off with her demand of a terminaison letter, maybe for having money for a trip to USA...

1. Based on having salaried partner with her, she  requested to  renew again, as her partner also signed the last renewal together. As there was a salaried partner, I renewed for the 4th time, PIM contract "modèle de contrat de bail - residence principale Bruxelles, 2014v4", clearly mentioning the start date of contract as 1/x/2012 and end date as 30/x-1/2021, with index date from the month of August 2012.

Tenant keeps insisting I should send her termination letter notice for six months but I prefer to not do that for the above reason

But this is the last trump card I have, which I will use if really necessary.

After staying for a year or so, her partner left the building:
She insisted I should remove her partner from the last renewed contract but I didn't  agree to do it.
In a sense, last renewal  contract is with both names, well employed salaried partner plus her.

The only reason to go beyond 3 years for the 4th renewal was I was convinced there is a salaried partner with a stable job so I should not worry for the rent. I was mistaken.  Both of them cheated me by not paying one month rent for almost a year while they still  could make a trip to the US

With this situation, what are my options here?

This is an important news (pity you didn't mention it earlier though).

You're entitled to request from the ex-partner to pay the rent, along with his ex.

Of course, you must not send a temination letter. Yours tenants do not fulfill their obligations, the woman confirmed it clearly to you, and you can consider it as a breach in the contract.

I just can repeat the action way previously mentionned :
- send a letter demanding that all tenants (in solidarity with each other) comply with the contract, especially the rent payment and on time
- give them a last month to regularize
- use her words, when she said she couldn't afford this level of rent, for warning her again
- then you have to warn about the real will to go to justice in case of unregularized and unregular situation.

After staying for a year or so, her partner left the building:
She insisted I should remove her partner from the last renewed contract but I didn't  agree to do it.
In a sense, last renewal  contract is with both names, well employed salaried partner plus her.

If you have a PIM contract, then you have an extremely important clause: "de manière solidaire et indivisible" which means that the partner is still fully responsible to fulfill all the contractual obligations.

Have you contacted him everytime the rent was paid too late?

But the tenant never ever paid  on 5th of any month. I am trying my level best to increase the pressure.

So since the beginning you have allowed her to borrow you the money of the rent for free? That's unbelievable. Some landlords have not only the PIM's clause about the1% interest per month but also another clause of a 25€ penalty as soon the rent is not paid on date and time to cover the inconvenience (you have to write a sms, or an email, you are maybe not able to reimburse your mortgage in time etc...

I am wondering, that before giving her the keys, you have not asked the proof that the rent will be paid by standing order!

Have you both negotiated BEFORE signing the contract to add this clause in the contract? If no, sorry but communication  only via registered letter is not a valid option.

In my contract I have a clause stating that if I need to send a registered letter for any reason, I can bill my tenant with 50€ (for the cost of the registered letter, for going to the post office, to take 1/2 off etc...)

We made a mistake here, without understanding how the PIM contract works. We assumed we need to sign a new contract for every renewal.

PIM contract works... as the law.

Par ailleurs, je crains que le locataire tente de vous piéger afin de pouvoir réclamer une indemnité de résolution fautive. Il y a donc lieu d'être extrêmement prudent.

rshanmug a écrit :

If you look into her message posted, she has no intention of sending a termination notice herself. She also states she will stay until July. She also notifies she may  not be able to pay my rent .   Should I go to the Judge de paix myself?  Or Should I send the termination myself, quoting the reason she is unable to pay?

@GT,
The apartment is in  Brussels capital region so I believe it follows laws of Brussels capital region.
The contract signed was based on template from PIM
bail de résidence principale pour un immeuble sis dans la Région de Bruxelles-Capitale (2014v4)

The contract was signed in French. If we need to raise it with the Judge, We will make a plea with the Judge in French.

A quelle date exacte a pris cours de le bail de résidence principale ? Je reviens sur cette question.
La réponse se trouve dans le bail établi en 2012 entre les parties (et non ds le modèle de bail type de Pim, version 2014.)
Cette date détermine la date de fin de bail, précédée obligatoirement d'un congé donné par l'une ou l'autre des parties.
A défaut , le bail est prorogé pour une durée de 3 ans. 
Ainsi, si le bail est entré en vigueur le 1er juin 2012 ou , en 2012, avant, cette date vous êtes forclos (le congé doit être notifié 6 mois avant l'échéance) pour mettre fin à ce bail (conformément à l'aart.237, § 1er du CBL) qui sera alors prolongé de 3 ans.
Si le bail est entré en vigueur le 1er juillet 2012, ou, en 2012, après cette date, le congé de fin de bail peut encore être notifié de sorte qu'il ne sera pas prorogé pour une période de 3 ans. 

Disposition légale : art.237, § 1er du Code bruxellois du logement
"Art. 237. - Principes
§ 1er. Tout bail visé à l'article 234 ou à l'article 235 est réputé conclu pour une durée de neuf ans.
Il prend fin à l'expiration d'une période de neuf années moyennant un congé notifié par l'une ou l'autre des parties au moins six mois avant l'échéance.
A défaut d'un congé notifié dans ce délai, le bail est prorogé chaque fois pour une durée de trois ans, aux mêmes conditions."

D'où mes questions : quelle est la date d'entrée en vigueur du bail ? Etes-vous encore en mesure de mettre fin au bail sur base de l'art.237,§ 1 du CBL ? Et le souhaitez-vous ?

Le bailleur peut aussi mettre fin au bail ds les conditions visées à l'art.237, § 2, 3 et 4 du même code et à des époques bien définies, soit à tout moment pour occupation personnelles ou par des proches (art.237, §2 ), soit à la fin du premier ou du deuxième triennat (art.237, § 3 et  §4) pour gros travaux ou sans raison.
Le preneur pourra lui, mettre aussi fin au bail, à tout moment, moyennant un congé de trois mois.

Le fera-t-il ?

http://www.ejustice.just.fgov.be/eli/or … el#LNK0093

We made a mistake here, without understanding how the PIM contract works. We assumed we need to sign a new contract for every renewal.

1. First contract - signed on   8/9/2012 for a duration fo 12 months, based on PIM template from year 2009

2. Second contract - signed/renewed again  on 29/9/2013 for a period of 9 months, by printing  a new contract, based on PIM template from year 2009?

3. Third contract was renewed on 9/6/2014 for another 12 months, again based on  PIM template from year 2009? This where we either of  us should have terminated the contract but we didn't,

4. Based on having salaried partner with her, she  requested to  renew again, as her partner also signed the last renewal together. As there was a salaried partner, I renewed for the 4th time, PIM contract "modèle de contrat de bail - residence principale Bruxelles, 2014v4", clearly mentioning the start date of contract as 1/x/2012 and end date as 30/x-1/2021, with index date from the month of August 2012.

All these four  contracts were registered every time. Every contract was printed new, signed new, as we did not know how to amend or extend an existing contract.

• We   have no major works to do so cannot evict the tenant on this condition

• I may take this apartment for my family dwelling, but this may be expensive for me as we need to keep this occupied for next two years

• I do not want to pay 18 months of rent as eviction fee as that would be too expensive for me. I only want her pay the rent, provide of proof of maintenance, tenant insurance etc, which she never does, despite having the specifc clause in the contract that she should provide this info every year

Tenant keeps insisting I should send her termination letter notice for six months but I prefer to not do that for the above reason

But this is the last trump card I have, which I will use if really necessary.

After staying for a year or so, her partner left the building:
She insisted I should remove her partner from the last renewed contract but I didn't  agree to do it.
In a sense, last renewal  contract is with both names, well employed salaried partner plus her.

The only reason to go beyond 3 years for the 4th renewal was I was convinced there is a salaried partner with a stable job so I should not worry for the rent. I was mistaken.  Both of them cheated me by not paying one month rent for almost a year while they still  could make a trip to the US

With this situation, what are my options here?

Moreover, I suppose that in order to maintain the pressure on your tenant, you have required the payment of the interests everytime the rent was paid too late?
If you have a PIM contract, you are allowed to require 1% per month as soon the rent is not paid on date and time.
So in your case, as soon the rent is not paid ont the 11th, you are entitled to bill her 8.15€.

Remember Einstein said: "Compound interest is the eighth wonder of the world", since interests not paid on time produce their onw interest (see Excel formula).

I do hope for you, you dind't borrow her the money of the rent for free?

No bank is doing that, so why should you?

per contract, date to pay rent is 5th of every month. Last renewed contract is PIM contract "modèle de contrat de bail - residence principale Bruxelles, 2014v4".

But the tenant never ever paid  on 5th of any month. I am trying my level best to increase the pressure.  She also insists that I should send registered post for any communication

1. How long can I go back in time to request for interest for any delayed rent payment? 3 months? one year, say from January 2018?

2. Could I add the cost for a registered port of communicating the interest, to each partner in the contract (one of them left, leaving me his new address)?

3. Is there any PIM letter template in French to request for interest, for any delayed rent?

4. How the heck could I calculate the interest if she pays a monthly rent in three installments, at different dates?

Remember Einstein said: "Compound interest is the eighth wonder of the world", since interests not paid on time produce their onw interest (see Excel formula).

I do hope for you, you dind't borrow her the money of the rent for free?

No bank is doing that, so why should you?

Therefore, the only way is to push the tenant out by persuasion, fear of justice or justice itself...

He spoke of justice and the tenant didn't like it. It just means it was the right thing to do!
Each time you receive an amount, send a strong and stronger reminder...

If you look into her message posted, she has no intention of sending a termination notice herself. She also states she will stay until July. She also notifies she may  not be able to pay my rent .   Should I go to the Judge de paix myself?  Or Should I send the termination myself, quoting the reason she is unable to pay?

@GT,
The apartment is in  Brussels capital region so I believe it follows laws of Brussels capital region.
The contract signed was based on template from PIM
bail de résidence principale pour un immeuble sis dans la Région de Bruxelles-Capitale (2014v4)

The contract was signed in French. If we need to raise it with the Judge, We will make a plea with the Judge in French.

A quelle date exacte a pris cours de le bail de résidence principale ? Je reviens sur cette question.
La réponse se trouve dans le bail établi en 2012 entre les parties (et non ds le modèle de bail type de Pim, version 2014.)

LE TEXTE CI-DESSOUS EST SUPPRIME. LE BAIL DE 2012 DE 9 ANS PRENDRA FIN EN 2021 S'IL Y EST MIS FIN PAR L'UNE OU L'AUTRE PARTIE 6 MOIS AVANT SON ECHEANCE CONFORMEMENT A L'ART 237, § 1, CBL, SAUF EN CE QUI CONCERNE LE BAILLEUR DANS LES HYPOTHESES VISEES A L'ART. 237, § 2,3 OU 4 ET EN CE QUI CONCERNE LE PRENEUR A L'ART. 237, § 5.

Cette date détermine la date de fin de bail, précédée obligatoirement d'un congé donné par l'une ou l'autre des parties.
A défaut , le bail est prorogé pour une durée de 3 ans. 
Ainsi, si le bail est entré en vigueur le 1er juin 2012 ou , en 2012, avant, cette date vous êtes forclos (le congé doit être notifié 6 mois avant l'échéance) pour mettre fin à ce bail (conformément à l'aart.237, § 1er du CBL) qui sera alors prolongé de 3 ans.
Si le bail est entré en vigueur le 1er juillet 2012, ou, en 2012, après cette date, le congé de fin de bail peut encore être notifié de sorte qu'il ne sera pas prorogé pour une période de 3 ans. 

Disposition légale : art.237, § 1er du Code bruxellois du logement
"Art. 237. - Principes
§ 1er. Tout bail visé à l'article 234 ou à l'article 235 est réputé conclu pour une durée de neuf ans.
Il prend fin à l'expiration d'une période de neuf années moyennant un congé notifié par l'une ou l'autre des parties au moins six mois avant l'échéance.
A défaut d'un congé notifié dans ce délai, le bail est prorogé chaque fois pour une durée de trois ans, aux mêmes conditions."

D'où mes questions : quelle est la date d'entrée en vigueur du bail ? Etes-vous encore en mesure de mettre fin au bail sur base de l'art.237,§ 1 du CBL ? Et le souhaitez-vous ?

Le bailleur peut aussi mettre fin au bail ds les conditions visées à l'art.237, § 2, 3 et 4 du même code et à des époques bien définies, soit à tout moment pour occupation personnelles ou par des proches (art.237, §2 ), soit à la fin du premier ou du deuxième triennat (art.237, § 3 et  §4) pour gros travaux ou sans raison.
Le preneur pourra lui, mettre aussi fin au bail, à tout moment, moyennant un congé de trois mois.

Le fera-t-il ?

http://www.ejustice.just.fgov.be/eli/or … el#LNK0093