GT a écrit :

Le juge tranchera. D'office ou à la demande du locataire.

Yes but if she wants a reduction of the interest rate, she needs to introduce a Court case.....

Si le preneur refuse de payer les intérêts réclamés  par le bailleur, ce dernier choisira d'intenter ou non une action devant le juge.

Le juge tranchera. D'office ou à la demande du locataire.

Yes but if she wants a reduction of the interest rate, she needs to introduce a Court case.....

Abide by her rules and wish: put the case in front of the judge and get an end of contract decided by the judge.

Conciliation procedure is made for this kind of case.

If your contract says 1% per month, and she has agreed (by signing it) than it is 1% per month!

Article 1153, al.5, C. civil
"Sous réserve de l'application de l'article 1907, le juge peut, d'office ou à la demande du débiteur, réduire l'intérêt stipulé à titre de dommages-intérêts pour retard dans l'exécution si cet intérêt excède manifestement le dommage subi à la suite de ce retard. En cas de révision, le juge ne peut condamner le débiteur à payer un intérêt inférieur à l'intérêt légal. Toute clause contraire aux dispositions du présent alinéa est réputée non écrite"

Le taux de 12% est excessif par rapport au dommage subi par le bailleur suite aux retards de paiement ? Le juge tranchera. D'office ou à la demande du locataire.

I would answer to your very impolite tenant: I will immediately stop to disturb you as soon the rent and the interest are paid!

Do you believe Proximus or Electrabel let you in peace if you don't pay their bills???

I never disturb tenants who are fulfilling their legal and contractual obligations. NEVER.

At the opposite I never stop to send emails and SMS as soon the rent is not paid on date and time:
- 3 days delay: I send a SMS
- 10 days delay: I send an official letter in Word (that includes my request for interest payment) as attachment of an email
- 32 days delay: I introduce a case in Court

I suppose she has never a delay of 32 days (which represents 2 months not being paid...) but that she pays always too late.

In this case, I also send every 2 weeks a letter in Word format as attachment of an email with the title: "current statement balance of your debt".

The word document contains an Excel, with the rent of the month (not yet paid), the interests for this month, and the compound interests for the past months in case those interest would not have been paid yet.

I start with the first delay.

It is very efficient. But you need to introduce this at the very first delay...

She has written the following in the same registered letter we sent and dropped it back to our door:

Arretez de me prendre la tête avec vos bla bla! Mon assurance est payer et pour la chaudière voyez cela avec Mr. X c'est vous qui m'avez conseiller ce monsieur il m'a dit en janvier il viendra pour l'entretien. Je pesnse que vous exagérer. S'il vous plait laissez moi dormir en paix!

Joyeux Noël,
Madame X

It is up to the judge to reduce the interest (or not) but hope we will find a solution for this struggle.

Apart from not paying the rent in time, she has not fulfilled any of the following 'clauses particuliares' in our signed contract since many years

I think I should still keep sending interests for any delayed rents henceforth.

Yes, of course, you should! She will get  her 13th month (or she has already received it!!)

If she doesn't want now to fulfill her contractual obligations, however she has agreed with them by signing the contract, she needs to go to court and mabe the Judge will reduce the interest rate.

You are afraid?  Why?

If she really hires a lawyer (at min 150€/hour without VAT), to be able to introduce a request in the Court, let her do!

You have plenty of proofs she has never fullfilled all her legal and contractual obligations.

She clearly plays with your feets.

The problem is that you have probably nothing done since 6 years.

As soon a single legal or contractual obligation was not perlectly filled than you should have reacted. ASAP.

Par ailleurs, actuellement, le taux d'intérêt légal en matière civile est de 2 %

https://www.droitsquotidiens.be/fr/ques … -de-retard

Je ne peux pas! Envoyez moi devant le juge. Bonne journée et joyeux. Plus de watts app. Merci
Monsieur X fera l'entretien de la chaudière en janvier. Et mon assurance est payer donc arrêter vos harcèlement. Sinon je porte plainte auprès des syndicats des locataires.
Et s'il vous plait laisser moi dormir tranquille.

Should I  be scared? I  am just going by the law and signed contract

Indeed, we never charged interest for delays till this day but is getting unbearable. She also claims , In Belgium, it is normal to pay rent by middle of the month, despite signing to pay 5th of every month.

The offences from tenants so far are:

1. not paying rent in full, on time, in the last six years

2. not providing proof of insurance and maintenance of gas boilers every year, although she agreed and signed up for this clause  in specific conditions on PIMS contract 2014v4

3. other employed partner who signed this contract together but left the place, is in the loop for all communication but he is not doing anything

4. one of the tenants responding arrogantly,  both complaining that we are exaggerating

I think I should still keep sending interests for any delayed rents henceforth. I really can't decide how and when should I go to the Juge de paix.

Any other suggestions?

1/ How can we cheaply but legally notify her of any interest due?

2/ How often do we need to notify her, after every delay, within 90 days?

3/ postal charges for rental followup not included in specific conditions of PIMs 2014 v4 contract. Can I still charge her postal cost of any follow-up (or should I need to pay it myself)?

1/ Anyhow but written (facebook, messenger, email, sms, etc...)
2/ Why to use the old fashionned postal services? It is a fully outdated communication channel...
3/ No postal charges

If the interest is not paid before the end of the same month, I also bill the compound interest:
“Compound interest is the eighth wonder of the world. He who understands it, earns it ... he who doesn't ... pays it.” Albert Einstein

How to calculate compound interest in Excel

And anyway I am not "interested" to keep tenants who don't pay on date and time, so if they break their contract beacuse of that, well, I am very happy!