How to choose a renovation contractor in Belgium: the checklist before you sign
Short answer: Before signing, check the company number in the Belgian business register (KBO/BCE: active status, construction activities), the VAT number, the insurance (public liability, plus ten-year liability where it is mandatory), a detailed written quote and a limited deposit. Homegrade cites 'maximum 30 to 40%' as usual; Test-Aankoop advises smaller deposits. Compare at least three quotes.
Prices in this article are indicative Belgian market ranges, not Alpha Services Benelux's price list. Your fixed price is in the quote.
Step 1: check the company in the KBO and VAT registers
A serious contractor appears in the Crossroads Bank for Enterprises (KBO/BCE), has an active VAT number and lists construction activities. It takes five minutes and filters out most problems.
For Belgian companies the company number equals the VAT number, prefixed with 'BE'. It should be printed on the quote. Look it up in the FOD Economie's public KBO search.
| Check | Where | What to look for |
|---|---|---|
| Company number | KBO Public Search (kbopub.economie.fgov.be) | Status 'active', NACE code 41, 42 or 43 (construction) matching your works, creation date |
| VAT number | FPS Finance VAT validation or VIES | BE + 10 digits, number is valid |
| Debts | checkinhoudingsplicht.be | Tax or social security debts. The obligation targets professional clients, but the information is useful to you too |
| Financial health | National Bank balance sheet centre | Negative equity, falling turnover, rising debt |
New NACE codes have applied since 1 January 2025 and the automatic conversion was sometimes wrong, so a code that does not match exactly is not an automatic alarm; ask for an explanation. For context, according to Bouwunie a record 2,780 construction companies went bankrupt in 2025, so the financial check is not a luxury.
Step 2: professional access and accreditation
Accreditation as a contractor is not mandatory for private works; professional access is a separate matter that differs by region and trade.
Accreditation (classes and categories) is required for public contracts, not for work for a private homeowner. It is a useful signal, but it does not replace the KBO check, the insurance check or references.
Proof of basic business-management knowledge has been abolished: in Flanders in 2018, in Brussels in 2024 and in Wallonia on 1 October 2025. That does not mean anyone can carry out construction work. Professional competence is still required for regulated professions, and for construction trades that requirement remains in Brussels and Wallonia. If in doubt, ask which competence the contractor can demonstrate and which activities are registered in the KBO.
Step 3: ask for insurance certificates
Always ask for a certificate from the insurer, not a verbal assurance. The minimum is public (civil) liability insurance.
- Civil liability: covers damage to third parties or to your home during the works.
- Ten-year liability: mandatory since 1 July 2018 (Peeters-Borsus law) for works where an architect is compulsory, generally works needing a planning permit. It covers serious defects in stability or solidity for ten years from handover. For a simple bathroom or kitchen renovation it usually does not apply.
- Contractor's all-risks (TRC): optional, but recommended for larger projects.
On the certificate, check the insured party's name, the validity date and whether the activities you are ordering are covered.
Step 4: a detailed quote, and why prices differ
A good quote is written, split by item and lets you compare like with like. A contractor must draw up a quote if you ask and he is willing to do the job; a fee is only allowed if you were clearly told beforehand. A signed quote has the value of a contract.
According to Homegrade it states at least: the contractor's name, address and company number, a description of the works, a fixed price or the method of calculation, the date and validity (often three months), the estimated execution time and your details with the site address.
What drives the differences between quotes?
- Finish level and brands: type, brand and model of tiles, sanitaryware or insulation are specified, or not.
- Supply versus installation: listing materials and fitting separately lets you adjust the budget.
- What is included: rubble removal, skips, scaffolding, permits, making good.
- VAT rate: 6% or 21% (see below).
- Lump sum without detail: hard to compare and a common source of extras.
Compare at least three quotes and read our guide to comparing contractor quotes. To start budgeting, try the renovation calculator. Per-m² prices are in our guides for each type of work; this article deliberately contains no euro amounts.
Step 5: deposit and payment schedule
There is no general legal cap on deposits for a renovation, but the smaller the deposit, the safer you are. Asking for a deposit is not prohibited. If you pay one, an order form must be drawn up.
| Source | Guideline |
|---|---|
| Homegrade (quote checklist) | Advance usually a maximum of 30 to 40%, exceptionally more for expensive materials; then interim invoices by progress and a final invoice; payment term 15 days |
| Test-Aankoop (example for an installation) | 15% at signing, 30% at material delivery, 30% at installation, 25% balance after commissioning and approval |
| Breyne law (one contractor builds your whole house, or buying off plan) | Maximum 5% of the construction price at signing; the rest in instalments reflecting the value of work done |
The sources differ, so the right room depends on the project: when a lot of material must be ordered upfront a higher deposit is easy to justify, for mostly labour-based work it is not. Tie payments to visible progress.
Note that an invoice is not a contract. Terms printed on the back of an invoice do not bind you. If the contractor goes bankrupt you rank behind the tax authorities and social security, who are paid first, so the chance of recovering your deposit is small.
Common scams and red flags
The FOD Economie logged 1,134 reports about home repair services (plumbers, electricians, chimney sweeps) in the first half of 2026. The same tricks turn up in renovation.
| Red flag | What to do |
|---|---|
| No total price in writing | Do not start without a written quote listing works, parts and labour |
| Lure price or 'from' price | Ask exactly what is included and compare with other quotes |
| Pressure to pay immediately | Do not sign or pay under pressure; take your time |
| Blank documents to sign | Never sign a blank or incomplete document |
| Extras announced on site | Extra costs must be communicated to you in writing before they are carried out |
| Top Google result as the only criterion | It may be a paid ad; check the KBO and genuine reviews |
Keep every email, quote, order form and proof of payment, and only pay the balance once you are satisfied with the work.
VAT 6% or 21%, and grants
The reduced 6% VAT rate applies to renovating a private dwelling older than 10 years, when the contractor invoices the end user directly. Otherwise it is 21%. On a €100,000 renovation the difference is €15,000. Since 2022 a standard statement on the invoice replaces the former VAT certificate; make sure it is included correctly.
For grants, check your region's official portal (vlaanderen.be/mijn-verbouwpremie, homegrade.brussels or energie.wallonie.be), as conditions and availability change regularly.
How we work: Alpha Services Benelux BV (BE 0541.320.178) has been active since 2014 and carries out the work with its own team. You can look our number up in the KBO yourself. After a site visit you receive a fixed written quote. See our renovation page. Renovation is by appointment.
Fixed quote after a site visit
Alpha Services Benelux does the work with its own team, active since 2014. VAT BE 0541.320.178.
Request a quoteFrequently asked questions
How much deposit can a contractor ask in Belgium?
There is no general legal cap for a renovation. Homegrade says usually a maximum of 30 to 40%, while Test-Aankoop advises staying lower. Under the Breyne law (whole house by one contractor) it is 5% at signing. When you pay a deposit, an order form must be drawn up.
How do I check a contractor really exists?
Look up the company number in the KBO (kbopub.economie.fgov.be): status 'active' and a construction NACE code (41, 42 or 43). Then validate the VAT number (BE + 10 digits) and look at debts via checkinhoudingsplicht.be.
Must my contractor have ten-year liability insurance?
Since 1 July 2018, for works where an architect is compulsory, generally those with a planning permit. It covers serious stability defects for ten years after handover. Always ask for a certificate from the insurer.
How many quotes should I compare?
At least three, based on the same description of the works. A quote should state the works, materials, price or calculation method, validity and execution time. A signed quote has the value of a contract, so read it carefully.
What are the clearest scam warning signs?
No total price in writing, lure pricing, pressure to pay immediately, blank documents and unannounced extras. The FOD Economie received 1,134 reports in the first half of 2026 and advises a written quote and paying only once satisfied.
Sources
- Aannemer controleren / Comment vérifier votre entrepreneur en Belgique : la check-list complète — Hemma (blog, 24 maart 2026)
- Checklist van een bestek om uw renovaties goed voor te bereiden — Homegrade (Brussels Gewest)
- Voorschot betaald, maar aannemer komt niet. Wat nu? — Test-Aankoop (10 juni 2026)
- Meldingen over hersteldiensten blijven stijgen — FOD Economie
- Fraude bij woningreparaties: FOD Economie waarschuwt voor toenemende oplichting — Business AM (14 augustus 2026)
- Opmaak van een offerte of een bestelbon door de aannemer — Consumer Connect (FOD Economie)
- Zo vind je een betrouwbare aannemer — Ecobouwers
- Aannemer renovatie: kiezen, offerte, btw en premies — Bouwplannen
- Assurance décennale obligatoire pour les entrepreneurs : guide complet 2026 — Trustup
- La Wallonie supprime l'obligation de prouver les connaissances de gestion de base — Liantis
- L'accès à la profession des entrepreneurs dans le secteur de la construction — Avocadhoc
- Suppression des connaissances de gestion de base en Wallonie au 01/10/25 — UCM