Student housing shortage in 2026: Homestay as a key solution for the new academic year

The start of the September 2026 academic year is shaping up to be extremely stressful for thousands of students in Belgium. Finding a room (kot) has become an uphill battle, if not a mission impossible in some university cities. Faced with an unprecedented structural shortage and soaring real estate prices, anxiety is mounting among young people and their parents as the start of the academic year approaches. At Roomlala, we are observing this situation with great attention. We are firmly convinced that there is a human, economical, and immediately available alternative: renting a homestay room. Dive into the heart of the Belgian student housing crisis and discover a solution that could well save your academic year.

1. The student housing crisis in Belgium: An alarming situation in June 2026

Recent figures are staggering and confirm our worst fears for this year. Belgium is currently facing a massive structural shortage, estimated at approximately 70,000 missing student beds across the country. This unprecedented situation makes the search for rooms extremely tense for the September 2026 start. Universities and colleges welcome more students every year, whether Belgian or international, while the construction of new purpose-built housing is struggling heavily to keep pace with this growing demand.

In Brussels, the quintessential student capital, the situation has reached a truly critical threshold. According to the latest regional monitoring report published at the beginning of 2026, only one in three students is currently able to find housing in the supply specifically intended for students. The remaining two-thirds are forced to turn to the conventional rental market, which creates additional pressure on Brussels families and drives up traditional real estate prices. Waiting lists for university residences are growing disproportionately, leaving many young people in total uncertainty just months before the start of the academic year.

Financially, the student housing budget has suffered staggering inflation. In June 2026, the median rent for a standard student room now stands at 479 euros per month nationally. But these averages hide dizzying regional disparities: one must count on an average of 600 euros for housing in Brussels, and prices are nearing 700 euros in highly sought-after cities like Leuven. These amounts, often inaccessible to scholarship students or those from the middle class, call into question equal access to higher education in Belgium.

Adding to this rise in base rents is the burden of utility costs. Recently, Parliament highlighted that utility bills (especially energy) for standard student rooms have increased by nearly 45% in recent years. Energy-inefficient housing, still common in the student real estate stock, is causing gas and electricity bills to explode. Faced with this bitter realization, students and their families have no choice but to look for less expensive and more financially secure alternatives. This is precisely where homestay accommodation makes perfect sense.

2. The homestay room: The economical and convivial alternative

An immediate and human response to market saturation

While real estate agencies are fully booked and listings for student rooms disappear in minutes, homestay rooms offer a pool of immediately available housing. At Roomlala, we connect hosts who have an unoccupied room with students in search of a roof over their heads. This solution allows one to bypass the saturation of the classic real estate market instantly. Many seniors, single-parent families, or couples whose children have flown the nest have space and are delighted to be able to host a student to breathe life back into their homes.

Beyond simply providing a room, it is a real human adventure that takes shape. Intergenerational initiatives, widely popular in Belgium, prove that cohabitation between a student and a senior is a win-win exchange. The student finds a calm and supportive study environment, while the host benefits from a reassuring presence and additional income. This model fosters social ties, combats the isolation of the elderly, and offers young people a strong local anchor, which is particularly valuable when arriving in a new city.

Let’s take a very concrete use case: that of Julien, a master's student at the ULB. After three months of unsuccessful searches and dozens of viewings of unsanitary or overpriced rooms in Ixelles, Julien opted for a homestay room via our platform. He was welcomed by Marie, a dynamic retiree from Watermael-Boitsfort. In just a few days, his housing problem was solved. Not only did Julien find a spacious and bright room, but he also shares a few meals a week with Marie, creating a bond that softens his daily life far from his family.

Flexibility is also a major asset of this arrangement. Whether the student needs housing for a full year, for an Erasmus exchange semester, or even for a few nights a week if they return to their parents' home on weekends, homestay rentals adapt to all schedules. Hosts registered on Roomlala are often very open to discussion and can offer tailor-made arrangements, far removed from the rigidity of traditional real estate agencies.

A controlled budget in the face of galloping inflation

The financial argument is undoubtedly the primary driver pushing students toward homestay rooms in 2026. By opting for this solution, the rent is structurally lower than that of an independent room or a studio. Since the host's goal is not to monetize a pure real estate investment, but rather to offset the costs of their primary residence, the rates offered are fair and reasonable. On average, a homestay room allows for savings of 20 to 30% on monthly rent compared to the standard market.

But the real revolution for the student wallet lies in the management of utility costs. Unlike student rooms where energy costs have jumped by 45%, homestay rentals generally include a fixed rate for utilities, or even costs totally included in the base rent. Heating, water, electricity, and high-speed internet are shared within the household. The student is thus protected against abusive utility adjustments at the end of the year and can budget for their academic year without any unpleasant surprises.

Take the example of Sarah, a student at KU Leuven, the most expensive city in Belgium for students. Faced with rooms listed at 700 euros excluding utilities, she chose to rent a room from a couple in their thirties in Heverlee for 450 euros per month, all utilities included. This 250-euro monthly difference allows her not only to fund her course materials and textbooks but also to enjoy student life without having to work exhausting student jobs in the evenings.

At Roomlala, we would like to emphasize the importance of this financial peace of mind. Here are the main economic benefits of the homestay room:

A capped and reasonable rent: Set in agreement with the host, without price bidding linked to the shortage.
Mutualized costs: No more surprise energy bills at the end of winter.
No agency fees: Direct connection via secure platforms significantly reduces entry costs.
Equipment already on-site: No need to buy a washing machine, microwave, or dishes; everything is generally available in the house.

3. Legal framework: What you need to know before signing in Belgium

The student lease: Essential protection for both parties

In Belgium, legislation on rental leases is regionalized. Whether you are in Wallonia, Flanders, or Brussels, there is now a specific legal framework called the student lease. At Roomlala, we strongly insist on the importance of signing an official contract, even for a homestay room. This student lease is designed to adapt to academic reality: it generally limits the rental duration to a maximum of 12 months, which corresponds perfectly to the university calendar, and offers more flexible early termination conditions for the student (in case of dropping out, for example).

For the host, this contract is just as crucial. It guarantees rent payment, regulates the payment of the security deposit (which cannot exceed two months' rent), and clearly establishes the obligations of each party regarding maintenance. Signing an official student lease allows you to move away from informal arrangements and avoid misunderstandings. It also stipulates that the rented accommodation cannot serve as the student's primary residence (they must keep their domicile at their parents' home), which greatly simplifies administrative procedures for the host.

A frequent legal use case concerns termination. If you rent in Liège (Wallonia Region) and decide to stop your studies in December, the Walloon student lease allows you to terminate the contract with a two-month notice period, provided you supply official proof from the educational institution. Without this specific lease, you would potentially be required to pay rent until the end of the year or find a replacement, a situation often prone to conflict.

We always recommend proceeding with a detailed inventory check at the start and end of the stay, even if the room is located in the host's house. Attached to the student lease, this document protects the host against potential damage and ensures the student gets their security deposit back without difficulty. On our platform, we provide templates for contracts and inventory checks that comply with the latest 2026 regional regulations to secure your process.

Property configuration and municipal regulations

There is one fundamental point of caution that every tenant and host must know: the legal definition of a homestay room. To benefit from the regulatory and tax flexibility of this status, the rented room must not have an entry that is completely independent of the host's primary residence. The student must imperatively share certain living spaces, such as the main entrance door, hallways, and often the kitchen or bathroom. If the accommodation has its own street-level entrance door, it will be considered an autonomous dwelling (a studio or an independent room) and will be subject to much stricter urban planning rules.

In addition to the configuration of the premises, it is imperative to inquire about municipal regulations. Although homestay rentals are more flexible, many Belgian university towns impose strict rules to fight against unscrupulous landlords and ensure student safety. It may be required that the host makes a prior declaration to the municipality, or obtains a rental permit attesting to compliance with safety standards (compliant fire detectors) and health standards (ventilation, minimum room size, generally set at 12m²).

Take the example of the city of Namur. Municipal authorities there are particularly attentive to fire safety. If a Namur host wishes to rent a room located on the second floor of their house, they must ensure that the fire department has validated the evacuation routes and that smoke detectors are interconnected. At Roomlala, we strongly encourage our hosts to contact their municipality's housing department before publishing their listing, in order to guarantee students a 100% safe and legal environment.

In summary, for the rental to proceed properly, here are the points to check:

Access: The entry must be through the main door of the host's house.
Basic standards: The room must have a window offering natural light and an adequate heating system.
Local procedures: Check with the municipal administration if a rental declaration is required.
Insurance: The host must inform their home insurance provider of the presence of a tenant, and the student should ideally take out civil liability insurance (often covered by that of their parents).

4. How to succeed in your cohabitation: Our expert advice

The success of a homestay rental relies above all on transparent and honest communication from the very first interaction. At Roomlala, we have observed that the most harmonious cohabitations are those where everyone's expectations were clearly expressed even before signing the lease. It is crucial to discuss the rhythm of life: is the student a night owl or an early bird? Does the host need absolute silence after 10 p.m.? Addressing these questions without taboos helps avoid frustrations and ensures that lifestyles are compatible.

To structure daily life, we systematically advise drafting a communal living charter. This document, informal but essential, complements the student lease. It allows for setting house rules concerning practical aspects: the use of the washing machine, access times to the shared kitchen, cleaning of common areas, or the policy regarding guests. Knowing whether the student can bring a classmate over to study or invite their partner on weekends is a question that must be settled from the start.

An excellent use case for this charter comes from Antoine, a host in Ghent. When he welcomes a new student, he always takes the time to have a coffee with them to fill out this charter. For example, they define that the kitchen is accessible until 9:30 p.m. for preparing hot meals, and that a rotating schedule is set up for taking out the trash. This prior clarification has allowed Antoine to rent out his room for four years without ever encountering the slightest major conflict with his young tenants.

Finally, remember that homestay cohabitation is a matter of mutual respect and common sense. For the student, it is about respecting the home and privacy of their host. For the host, it is about allowing the student the independence necessary to thrive in their life as a young adult. By choosing Roomlala for your searches this start of 2026, you are opting for a secure platform that values trust and conviviality. Don't let the room shortage ruin your academic year: the ideal room might already be waiting for you at one of our kind hosts!