1. Who are we?
Belgiumholidayhomes.be is a Belgian platform that helps holidaymakers find the finest holiday homes in Belgium. We connect guests and owners, but do not act as a landlord or travel agent ourselves. When we refer to "the platform", we mean this website and everything associated with it.
2. What we do (and what we do not)
We display holiday properties from owners and allow interested guests to get in touch. That is essentially it.
We are not a party to the rental agreement between owner and guest. Prices, availability, payments, cancellations: those are arranged directly between owner and guest. We cannot guarantee that all information on the platform is always 100% accurate and up to date, as that information comes from the owners themselves.
3. Booking and payment
All bookings and payments are handled directly between guest and owner. We are not involved in this process and do not receive any payments from guests.
The owner sets the rental price, any additional costs (cleaning, linen, tourist tax), availability and cancellation terms. Always read the owner's conditions carefully before booking.
4. Cancellation
Need to cancel? Contact the owner directly. Each owner applies their own cancellation policy. We recommend reading these carefully in advance to avoid any unwanted surprises.
5. Liability
Our platform simply provides an online space where owners can advertise their holiday home for free. We are not a party to the agreement between owner and guest and do not act as an intermediary in bookings, payments or communications.
Despite our care, we cannot accept liability for any form of loss, damage or costs, including but not limited to:
- Inaccuracies, errors or outdated information in texts, photos, prices, availability or other data provided by owners.
- Disputes, misunderstandings or contractual issues between owner and guest, including but not limited to bookings, payments, cancellations, house rules or the stay itself.
- The condition, quality, safety, hygiene, legality or compliance of a holiday property or its facilities.
- Damage, loss, theft, accidents or other incidents occurring during a stay.
- Outages, interruptions, delays, maintenance work or technical problems with the platform, regardless of the cause.
- Incorrect, delayed or missing communications between owner and guest.
- Acts, omissions or breaches of contract by owners, guests or third parties.
- Non-compliance with the Flemish Tourism Decree, the Walloon Tourism Code or other regional regulations by the owner, including but not limited to the absence of a valid registration number, exceeding the authorised occupancy capacity or failure to meet safety and reporting obligations.
This list is non-exhaustive. Owners remain fully responsible for the accuracy of their listing and all obligations arising from their relationship with guests.
6. What we expect from owners
- Keep your information accurate: description, photos, prices and availability must be correct and up to date.
- Respond within 48 hours to contact requests received through the platform.
- Comply with all applicable laws and regulations: local permits, fire safety, insurance, tourist tax and registration of tourist accommodation.
- The capacity details you list on the platform (number of persons, bedrooms) must match the officially authorised figures. We are not responsible for any consequences arising from discrepancies between your listing and the official recognition.
- Registration and licence numbers. Ensure your registration or licence number is correct and up to date for your region: Toerisme Vlaanderen for Flemish properties, Tourisme Wallonie for Walloon properties (new EU-compliant registration number since 2026, an old authorisation or déclaration does not suffice), Brussels Economy and Employment for Brussels properties. A listing with an invalid, missing, expired or incorrectly entered number may be removed by us without prior notice. We display the number you provide on the advertisement but do not verify whether it corresponds to a currently valid registration with the competent authority. In case of incorrect entry, you bear all consequences, including any fines or inspections.
- You fully indemnify us against all administrative fines, enforcement measures, claims or costs arising from non-compliance with tourism regulations or from inaccurate information in your listing.
- If third-party claims arise in connection with your property or a stay, you fully indemnify us against those claims.
- Photos, image rights and personality rights. By posting photos and information on our platform, you grant us a non-exclusive, royalty-free, worldwide licence to use this material and the associated information for:
- Display on your property page and in the search results of the platform (NL/FR/DE/EN versions)
- Promotion of your property and the platform via social media (Facebook, Instagram, Pinterest, etc.)
- Communication via newsletters, blog articles and any advertising
- Reuse on related domains of the same platform (vakantiewoningen-in-belgie.be, gites-en-belgique.be, ferienwohnungen-in-belgien.be)
You retain ownership of the photos you have uploaded and may revoke the licence at any time by removing the photos from your dashboard or ending your listing.
You declare and warrant that you hold all necessary rights to share the uploaded photos, and that: (1) you are the copyright holder or have permission from the photographer, (2) any persons recognisable in the images (guests, family, third parties) have consented to publication in accordance with the right to image (art. XI.174 of the Belgian Code of Economic Law), and (3) the photos do not infringe on any copyright, trademark or other rights of third parties. In the event of a third-party claim, we will remove the photo concerned immediately; all consequences, costs and damages remain the responsibility of the owner. - Pricing consistency. The prices you list on our platform must be consistent with the prices on your own website, external booking calendars and other sales channels. Lower "from" prices used as bait are not permitted. In case of significant discrepancies, we reserve the right to contact you and, if no correction follows, to take your property temporarily offline until the prices are harmonised.
- AI-assisted tools. We offer tools that automatically process documents (e.g. "Import prices from document"). These tools use AI technology and may make mistakes. After automatic extraction, a preview is always shown, you must check it and adjust if necessary before saving. You remain fully responsible for the accuracy of the data ultimately saved.
- Billing details. You are required to complete your billing details correctly via your dashboard (rental type private/business, full billing address and, in the case of business rental, company name and valid VAT number). Incomplete billing details may result in delayed or incorrect invoicing. A correct billing address is a condition for the annual listing invoice after the free period has ended.
7. Verification procedure (Verified label)
The Verified label is a visual signal to holidaymakers that an owner has completed an additional check. Owners can choose between two verification methods:
- Video call (15 min): a personal conversation in which we walk through the property together via Google Maps and discuss the ownership situation.
- Document check: upload of at least one ownership or registration document (category A: permit, energy performance certificate, property tax assessment or notarial deed) and one recent proof of use (category B: utility bill, max 3 months old).
Limitations: the Verified label is not an official recognition under the Flemish Tourism Decree, the Walloon Tourism Code or any other government registration. Owners remain responsible for compliance with applicable tourism legislation and for holding a valid registration number where legally required.
We do not provide guests with any absolute guarantee that a verified owner is always correct or trustworthy, even though our check considerably reduces the risk of fake listings. Uploaded verification documents are automatically deleted 90 days after upload (see our privacy policy).
8. What we expect from guests
- Use the platform and the contact feature correctly and respectfully.
- Provide accurate information when submitting a contact request.
- Read and respect the house rules and rental conditions of the owner.
- Report any damage to the owner immediately.
9. Complaints
In the event of serious or repeated complaints about a property, we may temporarily or permanently remove the listing.
10. Copyright
All content on the platform (texts, images, logos, designs) is the property of belgiumholidayhomes.be or the respective rights holders. Copying or distributing content without our written permission is not permitted.
11. Privacy
We respect your privacy and process personal data in accordance with the GDPR. Contact requests are stored and forwarded to the relevant owner. We do not sell personal data to third parties.
Want to know more? Read our privacy policy. You always have the right to access, correct or delete your data.
12. Costs for owners
- During our launch period, the first one hundred owners enjoyed a free one-year listing. That period has now ended; new listings use an annual subscription. Owners who registered during the launch period keep their free year until the first renewal.
- The current rates for subscriptions and optional add-ons (such as the Featured ribbon or the Last-minute theme) are listed on our owner page. When you sign up, the rate and conditions are clearly shown to you in advance.
- We may refuse or remove a listing if the property does not meet our quality standards or in the event of repeated complaints.
- In the event of early cancellation by the owner, subscription fees already paid are not refunded.
- Guarantee: next year free in case of no interest via our platform. If during a full publication year (free or paid) you meet both criteria below, the following year is renewed at no cost:
- 0 booking requests via the form on our platform
- Fewer than 3 click-throughs to your own website via the "Visit website" link on your property page
If either of the two criteria is not met, the guarantee lapses entirely. Three examples to clarify:
- 0 requests + 4 clicks → guarantee lapses (criterion 2 not met)
- 1 request + 1 click → guarantee lapses (criterion 1 not met)
- 0 requests + 0 clicks → guarantee applies
This guarantee applies exclusively to direct owners with a standard annual subscription. Pro owners (real estate agents, property managers, holiday parks) are not eligible for this guarantee.
Additional conditions:
- Our calendar required from 1 June 2026. For publication years that start or renew on or after 1 June 2026, the guarantee only applies if the property uses our built-in calendar. Properties that, on 1 June 2026, used solely an external booking widget or the legacy Verhuurplanner embed are not eligible, unless they switched before that date. For properties registered before 1 June 2026, the conditions as they were at the time of first publication remain in force until the first renewal.
- Every request and every click counts. A booking request rejected because of an incorrectly configured calendar or prices still counts. A website click also counts even if the guest does not ultimately book. Test requests and test clicks from the IP or email address of the owner or a staff member are not counted. The owner is responsible for keeping availability, prices, minimum stay and allowed arrival and departure days accurate in the dashboard.
- One property = one physical unit. Owners who artificially split identical or near-identical properties into multiple listings to claim the guarantee multiple times can be manually excluded from the guarantee.
- Assessed per property separately. For owners with multiple properties on the platform, each property is evaluated separately against the two criteria. One property exceeding the thresholds has no impact on the other properties of the same owner.
- The guarantee applies only if the property remained continuously active and publicly visible throughout the entire twelve-month period.
- The guarantee applies only if all compliance documents were correctly submitted (Tourism Flanders registration number for properties in Flanders, EU registration number for properties in Wallonia, registration number for properties in Brussels).
- The guarantee applies once per property and is not stackable. If you again remain below the thresholds in the following year, the free renewal does not apply a second time.
- The renewal under the guarantee is automatically granted at the annual renewal. No separate request is required.
- Pro Package launch offer, first 20 Pro registrations. The first twenty Pro registrations that we approve during the launch period (until 31 August 2026 at the latest) receive thirty percent off the annual rate per property in the first publication year. Conditions:
- The discount applies only in the first year. From the second year onwards, the regular annual rate as listed on /verhuren-pro at the time of renewal applies.
- The discount is granted to the first twenty approved Pro registrations, not to the first twenty who sign up. Our moment of approval is decisive.
- The discount cannot be combined with other discounts or promotions we may run later. The discount is automatically applied to your first invoice.
- If the launch period closes before the quota of twenty is reached, the discount no longer applies to subsequently approved registrations.
Automatic renewal and cancellation
Your subscription runs for one year, from the activation date of your listing. In your dashboard (Invoices tab) you will find two settings.
"Automatic renewal" (per property) is on by default, so your subscription renews automatically and your property stays online without you having to think about it each year, at the annual rate then in force (see the Rent out page). The annual fee remains payable. We always notify you at least 14 days in advance, stating the amount and the debit date.
"Automatic direct debit" (SEPA) is optional and off by default. Only if you enable it yourself do we automatically debit your renewal. You can revoke it at any time.
Don't want to keep renewing? Cancel your subscription via the "Cancel subscription" button in your dashboard, with a notice period of no more than two months. Your listing stays online until the end of the current period; after that it is no longer renewed and your property is no longer visible or bookable on the platform.
These settings apply to your annual subscription. Paid options (such as the Featured ribbon or Last-minute) are managed and renewed separately.
13. Changes to these terms
We may update these terms from time to time. The new version will be published on this page. For significant changes, we will notify active owners by email.
14. Belgian law
These terms are governed by Belgian law. We prefer to resolve disputes through mutual agreement. If that is not possible, the competent Belgian court will have jurisdiction.