Messages de IBS

IBS · Locations et baux

Nous sommes tous deux Belges. Je ne réside pas ici, ni financièrement ni physiquement. Donc, je n’ai plus la possibilité de déposer des impôts belges car je ne suis plus inscrit au registre de la population.

Jusqu'ici, dans un immeuble de trois appartements, nous avons conjointement acheté deux appartements, ma femme en habite un, nous en avons loué un autre, un bail signé par nous deux en tant que propriétaires.

Le troisième appartement, dont je suis l'unique propriétaire, doit être loué à nouveau:

Est-il logique que je la loue moi-même sans impliquer ma femme car elle ne la possède pas (je ne peux plus utiliser le code 1106 car je ne suis plus résident belge)?
Peut-elle le louer si elle ne le possède pas (dans ce cas, elle peut utiliser le code 2106)?
quelles sont les incidences fiscales en Belgique si un non-résident loue son appartement, meublé ou non?

IBS · Locations et baux

Ma femme réside a Belgique. 2 des 3 appartements appartiennent à moi et à ma femme, un seul sur moi.

IBS · Locations et baux

Sur le plan fiscal, je ne réside pas au cours des 10 dernières années. Il y a eu quelques années où j'ai été résident fiscal dans deux pays, le pays où je travaille et aussi en Belgique.
En raison de la convention bilatérale, même si je suis double résident, la Belgique ne m'a plus imposé, car je n'avais de toute façon aucun revenu professionnel en Belgique.

Maintenant, pour éviter toutes les complications telles que l’échange de permis de conduire, le dépôt de taxe deux fois, etc., je ne réside actuellement que dans le pays où je travaille.
Je ne réside pas fiscalement en Belgique, je suis désenregistré depuis de nombreuses années.

Ma femme réside fiscalement ici mais elle n'a aucun revenu.

Je constate en effet que notre RC a régulièrement augmenté, passant de près de 30% pour chaque appartement au cours des 10 dernières années.
Dans un petit immeuble de trois appartements, la famille vit dans un et nous louons deux appartements, un revenu d'environ 1600 euros par mois pour deux appartements.

Ma non-résidence fiscale change-t-elle quelque chose? Quelle est la meilleure façon de louer dans notre cas, meublé ou non?

IBS · Locations et baux

Bonjour,

Nous (ma femme et moi-même) aimerions louer un appartement dans la région de Bruxelles-Capitale. Nous préférons le louer non meublé mais de nombreux nouveaux locataires souhaitent louer des appartements meublés.

-A l'exception d'un revenu locatif d'environ 20 000 €, nous n'avons aucun autre revenu.
-En cas de location meublée, les revenus locatifs peuvent augmenter jusqu'à 21 000 € ou 22 000 euros maximum par an.

1.Quelles sont les implications fiscales si je loue un appartement meublé?
2. Combien d'impôts dois-je payer pour ces chiffres?
3. De quel champ de déclaration avons-nous besoin pour déclarer cela?

Merci beaucoup!

IBS · Locations et baux

Hello,

We (my wife and myself) would like to rent an apartment in Brussels capital region. We prefer to rent it unfurnished but many new tenants want to rent furnished apartments.

-Except for rental income of around 20,000 € , we have no other income.
-In case of renting it furnished, the rental income may increase up to 21000€ or 22,000 euro maximum per year.

What are the tax implications, if I we a renting a furnished apartment?
How much Tax do I need to pay for these figures?
Which field in tax form do we need to declare that?

IBS · Locations et baux

We will certainly not give up. I am sure there will be a third delay in January rent, as this is always the case. If necessary, We will spend a bit more for two more registered letters, send a reminder for pending interest for rental delays for the last three consecutive months. Collect all the proof ( our letters which has been torn & thrown away back to us) and wait one month after sending request for interest, may consider going to Juge de paix once three months interests were not paid.

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
Screenshot_2018-12-22_at_00.40.48.png

IBS · Locations et baux

But she has no intention of paying. She simply throws any letter we send back to us, even the registered letters. She simply doesn't care. What she said when we asked for interest is Je ne peux pas! Envoyez moi devant le juge.

IBS · Locations et baux

Thank you. I know where I stand now. Will be very careful with long term renting. Learning day by day. Some lessons are way too expensive sad

IBS · Locations et baux

Folks, On requesting for interest(24,53 €) for delay in rent for month of November & December , this is the message I get:

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 yikes

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:

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

IBS · Locations et baux

I have tenant(s) who has signed for a 9 year contract, for an apartment in brussels capital region. We started as a short term contract in 2012, and eventually it got extended couple of times, third time signed up new as nine year contract, last signed contract effective start date first day of move in 2012. One of tenants left but the contract is still on both the partners. The last contract signed was based on template from bail de résidence principale pour un immeuble sis dans la Région de Bruxelles-Capitale (2014v4)] PIM 2014v4

The person who is left is employed in a bank. The single woman who's staying behaving doesn't have full employment ever so far.

In all these six years, rent was never paid on time, always split and paid in multiple instalments, mostly from 'paternal grandmother' of the child. Delay is typically 2 to 3 weeks but some times more than a month, once, delayed rent was paid one year later.

She sent me the following WhatsApp message last month and I wrote back her that she should quit our apartment and look for something cheaper and affordable.

"Bonjour monsieur X, Madam Y,
Je vous demande de m'excuser pour les retards du loyer chaque mois. J'ai des problèmes avec mon travail à la commune ils ne me paye pas bien et en retard. Je suis à la recherche d'un autre travail. Donc je vous demande de la patience pour votre loyer. Si le problème continue, monsieur Ramesh peut m'envoyer une lettre recommandée pour rompre le bail et je peux déménager en juillet. C'est vrai que je ne sais pas plus payer un loyer de 815 tout les mois. Merci pour votre compréhension. Madam Z"

She doesn't want to quit as she knows she may not be able to get another apartment.She is looking forward to get some social housing and but waitlisted for the last 5 years.She asks me I should send her 'resiliation de bail' and also expects to me to write to her that she is a bad payer, so that she can use that letter to get
social housing soon.

We don't intend to send 'resolution de bail', don't have major renovation, don't want to pay her 18 months rent for breaking the contract myself, we don't need that apartment for our own use.

As this cannot go on forever, we started sending registered letter to both parties, expensing on my own, for rent-follow-up, maintenance follow-up etc. Per contract specific conditions, she should provide me proof of maintenance(entretien complete) plus proof of tenant liability insurance every year.(She has not given such proof in the last 3 years).We don't even know know if her tenant liability insurance is still active.

We never charged her interest so far for rental delays. To increase the pressure that she leaves on her own, we would like impose interest for any delays in rent.

November rent of 815€, which should paid on Nov 5th, was paid as follows:

-415€ from Madam X on 16/11
-200€ from Madam X on 29/11
-200 € from Madam X, on 12/12

December rent of 815€, which should paid on December 5th, was paid as follows:

-415 € from Madam 'Mamie' on 17/12
-400€ from Madam X on 18/12

We don't know how to calculate rent on a daily basis. To make it simple, we intend to charge her on a monthly basis, charging for the whole month, for delays less than one month :
€16.46 for the delay in rent for November
€8.19 for the delay in rent for December

If I send registered letter to both the parties of the interest due, acquired interest will be barely sufficient to pay the postal cost sad

Interest calculation:

Month Month Interest Total Interest Balance
1 €8.19 €8.19 €823.19
2 €8.27 €16.46 €831.46

charging €8.19 for less tan a month delay, 16.46€ for delay up to 2 months, is that legal for PIMS contract 2014v4?
How can we cheaply but legally notify her of any interest due?
How often do we need to notify her, after every delay, within 90 days?
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)?

IBS · Locations et baux

Hi GT,

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.

IBS · Locations et baux

GT a écrit :

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.

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

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 sad

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 sad

With this situation, what are my options here?

IBS · Locations et baux

panchito a écrit :

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

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?
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)?
Is there any PIM letter template in French to request for interest, for any delayed rent?
How the heck could I calculate the interest if she pays a monthly rent in three installments, at different dates?

IBS · Locations et baux

She paid part of November rent in two instalments, 415 euro on 20th November, 200 euro on 2nd December;
As of today, She still owes me 200 euro for November rent. Based on history, I do not think December rent will be on time as well.

Per contract, she is supposed to pay on 10th but she has never did that so far. She will send me a message that there will be delay in rent.
Here is the last message I have received, which started all this:

"Bonjour monsieur X/Madame Y,
Je vous demande de m'excuser pour les retards du loyer chaque mois. J'ai des problèmes avec mon travail à la commune ils ne me paye pas bien et en retard. Je suis à la recherche d'un autre travail. Donc je vous demande de la patience pour votre loyer. Si le problème continue, monsieur X peut m'envoyer une lettre recommandée pour rompre le bail et je peux déménager en juillet. C'est vrai que je ne sais pas plus payer un loyer de 815 tout les mois. Merci pour votre compréhension. Mrs.Z"

IBS · Locations et baux

My message:

Madame X,

Comme vous ne pouvez pas payer le loyer, pourriez-vous nous envoyer un avis de résiliation de bail par courrier recommandé indiquant que vous quitterez l'appartement? Assurez-vous d'envoyer cette lettre de résiliation cette semaine afin de pouvoir quitter l'appartement avant le 31 mars 2019.

S'il vous plaît, trouvez-vous un appartement moins cher pour ne pas avoir trop de dettes. C’est le meilleur conseil que nous puissions vous donner pour vous sauver, moi-même et ma famille.

Si nous ne recevons pas de lettre de résiliation de bail enregistrée de votre part avant ce vendredi 8/12/2018, nous ouvrirons une demande au juge de paix le lundi 10/12/2018.

J'espère que nous pourrons nous séparer à l'amiable sans devoir renvoyer la question au juge de la paix. Si nous nous adressons au juge de la paix nous-mêmes, cela pourrait vous coûter plus cher, car cela pourrait entraîner des coûts supplémentaires pour vous et alourdir votre fardeau de la dette.

Merci de votre compréhension et de votre réaction rapide,

Tenant's Response:

Pas le 31 Mars. Vous me comprenez mal. Ça fait 6ans que je vis là. Normalement avec un bail de 9ans après 3ans je peux donner 3 mois de préavis pour déménager quand je veux. Ici je vous demande un arrangement à l'amiable et je ne veux pas de problème. Pourquoi juge de paix. Je pense que vous dites des choses sans réfléchir. Le juge de paix ne me fera rien. Arrêter de me faire peur. Merci

Je peux donner ma lettre de résiliation Avril pour déménager en juillet. Sinon c'est vous qui devez rompre le bail et dans le bien de chacun.

Et vous pouvez aussi me donner une lettre recommandée pour rompre le bail vous aussi et dans 6 mois je peux déménager. Votre loyer sera payer mais désolée pour le retard. Merci d'avance pour votre compréhension.

Is there any point wasting time talking to her? Should I go to the Juge de paix next week myself?

IBS · Locations et baux

I will request for termination letter, to be sent before end of this week. Failing to receive such a letter, I will go to Juge de paix next week. Merci beaucoup tout le monde!

IBS · Locations et baux

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 sad . 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.

IBS · Locations et baux

My tenant sent the following WhatsApp message today.

Bonjour monsieur X/Madame Y,
Je vous demande de m'excuser pour les retards du loyer chaque mois. J'ai des problèmes avec mon travail à la commune ils ne me paye pas bien et en retard. Je suis à la recherche d'un autre travail. Donc je vous demande de la patience pour votre loyer. Si le problème continue, monsieur X peut m'envoyer une lettre recommandée pour rompre le bail et je peux déménager en juillet. C'est vrai que je ne sais pas plus payer un loyer de 815 tout les mois. Merci pour votre compréhension. Mrs.Z

This concerns I am renting in Brussels capital region.

She paid November rent in two instalments, partially, still some money is pending. She has been living in our apartment since 2012, always had problems paying rent in time. She always pays the rent late, 10 to 30 days late , even after one year once.

I cannot let here live here for next 6 to 8 months without paying rent. She is a single woman, living with a 12 year old child, girl studying in a school nearby, woman probably supported by alimony payment from her boyfriend. Many times, grandmother of the child (mother of her ex boyfriend) paid the rent. The tenant signed a PIMS contract in 2012 and it is become a 9 year contract, registered with the authorities. She has a two months rental guarantee with the bank.

What should we do now?

Go to "Juge de paix"? Will they be sympathetic towards me?
Send a registered letter requesting for cancellation of bail as she is not paying the rent? In this case, can we give only two calendar months notice, requesting her to leave by February 2019?

IBS · Locations et baux

Merci beaucoup! big_smile

IBS · Locations et baux

Hello,

We have signed a rental contract with my tenant with following template last year.
https://www.pim.be/telechargement/baux_ … 2014v4.pdf

The rental property is in Brussels capital region. The contract we initially signed was for one year.
This one year rental contract ended last month September 2018. Neither myself nor the tenant gave any termination notice.
Tenant wants to continue staying and we are ok with it. When tenant went to the commune, commune asked for rental contract extension proof

Hasn't this become a 9 year contract already? How can we extend this contract to let it become a 3 or 9 year contract? Do we need to add any addendum to the original contract to signal this contract has been extended? Strike of present date 31/9/2018 and put a new date in original contract ? Do we need to register the contract for every extension? What kind of a proof can I give to commune to prove that the contract is extended?

BTW, I have just sent them a letter(PIM template for rent indexation) in French, increasing the rent by 15€. Can that be a proof that the contract has been extended?

Thanks

#61 Re : Locations et baux » Tax implications of renting furnished apartments » 06-02-2019 23:27:18

#62 Re : Locations et baux » Tax implications of renting furnished apartments » 06-02-2019 23:27:18

#63 Re : Locations et baux » Tax implications of renting furnished apartments » 06-02-2019 23:27:18

#64 Re : Locations et baux » Tax implications of renting furnished apartments » 06-02-2019 23:27:18

#65 Locations et baux » Tax implications of renting furnished apartments » 06-02-2019 23:27:18

#66 Re : Locations et baux » Imposing interest for delayed rent - (PIM contract template 2014v4) » 22-12-2018 11:10:03

#67 Re : Locations et baux » Imposing interest for delayed rent - (PIM contract template 2014v4) » 22-12-2018 11:10:03

#68 Re : Locations et baux » Imposing interest for delayed rent - (PIM contract template 2014v4) » 22-12-2018 11:10:03

#69 Re : Locations et baux » Imposing interest for delayed rent - (PIM contract template 2014v4) » 22-12-2018 11:10:03

#70 Locations et baux » Imposing interest for delayed rent - (PIM contract template 2014v4) » 22-12-2018 11:10:03

#71 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#72 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#73 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#74 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#75 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#76 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#77 Re : Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#78 Locations et baux » Tenant doesn't know if she would the pay the rent anymore » 05-12-2018 20:04:11

#79 Re : Locations et baux » How to extend a signed PIM contract beyond one year? » 30-10-2018 07:38:11

#80 Locations et baux » How to extend a signed PIM contract beyond one year? » 30-10-2018 07:38:11

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