Our recommendations on collective heating in co-ownership buildings

If you live in a co-ownership building, you are certainly concerned by the recommendations relating to collective heating in apartment buildings. Collective heating, whether gas or electric, is governed by several rules in Belgium.

What is the obligation regarding heating in co-ownership?

We review the essential rules relating to collective heating, the individualisation of heating costs, and the rights of co-owners to ensure optimal thermal comfort.

What dates and what temperature apply to electric heating in apartment buildings?

Minimum temperature: The minimum temperature in a collective dwelling is not legally fixed in Belgium, but it is generally recommended to maintain around 19°C to ensure thermal comfort while limiting energy consumption.

Seasonality: The heating period is not specified in legislation. In practice, it often begins around 15 October and ends around 15 April, but this may vary depending on the location of the building and weather conditions, which may bring forward or delay the start date of heating.

Prohibition of overheating: Belgian authorities encourage co-ownerships to limit indoor temperatures in order to reduce energy expenses and limit CO₂ emissions. It is recommended not to exceed a temperature of 21°C in dwellings.

Who decides on the heating period and temperature in collective heating?

The management of heating in a co-ownership is the responsibility of the property manager (syndic). The syndic must ensure, through the heating contractor, the maintenance of the common boiler room and ensure that heating is switched on each winter. In the event of an ignition problem or an unauthorised shutdown, co-owners may refer the matter to the general meeting in order to obtain solutions or to enforce the obligations linked to the normal operation of the collective heating system in the building.

Generally, collective heating is switched off around the month of April, unless the syndic considers it preferable to extend the heating period due to abnormally low temperatures. Outside this period, heating shutdown is common practice, except in exceptional situations. In the case of a boiler room equipped with several boilers, it is generally planned to keep one in operation.

How does collective heating work in an apartment building?

Heat is produced in a centralised boiler room, usually located in the basement of the building. The installation includes one or more generators that heat the water circulating in the distribution network.

An automatic regulator adjusts the temperature, using a sensor, according to outdoor conditions, in order to optimise energy consumption while maintaining optimal comfort. The hot water then circulates through the vertical risers to supply the radiators (or underfloor heating systems) in each apartment.

The maintenance of the boiler room is ensured by qualified professionals under a service contract in order to guarantee reliable operation throughout the heating season. The objective is to ensure optimal performance and rapid intervention in the event of a breakdown, guaranteeing residents continuity of service throughout the heating season.

Gas or electric collective heating: which choices for the co-ownership?

Gas collective heating remains a common option in co-ownerships due to its performance and relatively controlled cost. This solution offers several advantages: simplified maintenance, economies of scale in energy purchasing, and good thermal efficiency. Other buildings are equipped with electric collective heating, although this option may prove to be more energy-intensive.

To reduce their environmental impact, some co-ownerships opt for hybrid solutions, for example combining a gas collective boiler with a heat pump. This configuration makes it possible to optimise costs while limiting the building’s carbon footprint.

Some buildings also choose collective underfloor heating, which is often appreciated for the thermal comfort it provides. This system offers the advantage of homogeneous heat distribution and is particularly well suited to large surface areas. It can be powered either by a gas collective boiler or by an electric system, thus offering appreciated flexibility for the co-ownership.

Collective heating and hot water: centralised management

In many co-ownerships, domestic hot water and collective heating are grouped within the same system in order to simplify equipment management and limit maintenance costs. This operating mode allows for a uniform temperature and continuous hot water production for all residents.

How is collective heating billed in a co-ownership?

Collective heating is used both by co-owners for individual heating and to heat common areas.

Individual meters and individualisation of heating costs

In Belgium, the installation of individual meters or heat cost allocators is mandatory where technically feasible, in accordance with European directives applied in all three Regions. This allows for a fairer distribution based on the actual consumption of each resident.

Collective radiators and allocation of charges

In buildings where collective radiators cannot be equipped with individual meters, heating costs are often allocated based on co-ownership shares or a global estimate of the building’s heating needs.

This calculation method remains common in certain older buildings and may be revised during the General Meeting of co-owners.

Energy savings through regulation

Regulations aim to limit the energy consumption of buildings and reduce CO₂ emissions. By adopting devices such as thermostatically controlled radiators or individual metering systems, co-ownerships can reduce their energy expenses while complying with environmental standards.

Maintenance and optimisation of collective heating systems

Maintenance and monitoring of the collective boiler room

The syndic is responsible for the proper management of the boiler room, including the annual maintenance of boilers, heat pumps, or other heating systems. In the event of a problem, the syndic must act quickly to avoid any malfunction that could affect residents’ comfort.

Energy audit and insulation solutions

To improve the building’s energy performance, co-owners may commission an energy audit. This audit makes it possible to identify insulation and thermal efficiency needs, particularly to reduce heat losses and dependence on collective heating.

Solutions to improve thermal comfort in co-ownerships

Thermal insulation and window renovation

Thermal insulation works on façades, roofs and windows are an essential lever to reduce dependence on collective heating and sustainably improve thermal comfort in dwellings.

Good insulation also reduces heating needs and thus lowers costs for each co-owner.

Automatic temperature regulation to optimise comfort

The implementation of thermal regulation systems, such as a programmable or connected thermostat, makes it possible to adjust the temperature according to outdoor temperature and building occupancy.

This can reduce overall heating bills while complying with energy recommendations, which advise a temperature of around 19°C in each dwelling.

How to react in the event of a malfunction of the collective heating system?

Reporting a problem to the syndic

In the event of a collective heating outage or insufficient temperature in your dwelling, you have the right to report the problem to the syndic so that the necessary measures can be taken.

Regulations on heating in collective buildings: an essential framework for well-being in co-ownerships

Regulations on heating in collective buildings define rules to ensure adequate thermal comfort and optimise energy expenditure in co-ownerships. Knowing the obligations of the syndic, the options for individualising heating costs, and control mechanisms allows for better management of collective heating.

With suitable systems and regular maintenance of the collective boiler room, you can benefit from optimal thermal comfort while keeping costs under control.

Is it possible to refuse collective heating in a co-ownership?

A co-owner who wishes to withdraw from the collective heating system must obtain the approval of the general meeting, in accordance with the majorities provided for by the Belgian Civil Code, in order to modify the allocation key for charges recorded in the co-ownership regulations and to assume the associated costs.

This decision requires a thorough technical study to assess the impacts on the central heating installation as well as on the other dwellings. The concerned co-owner remains responsible for costs related to the removal of radiators and any works affecting common areas.

Even after withdrawal, the co-owner remains liable for a basic flat-rate contribution covering the heating of common areas as well as indirect heating benefits, in particular where heat coming from neighbouring or lower apartments contributes to maintaining the temperature of their apartment.

Even in the event of validated withdrawal, it is important to recall that participation in common charges according to the defined co-ownership shares remains mandatory, in accordance with the rules for allocation of charges provided for by the Belgian Civil Code. The purpose of the regulation remains to preserve the technical and financial balance of the collective heating system.

How can you tell whether heating is collective or individual?

Identifying the type of heating in your dwelling is based on several characteristic elements. Collective heating is identified by the presence of a centralised boiler room in the building and a common distribution network supplying all apartments.

The presence of an individual boiler in your dwelling or autonomous electric convectors indicates an individual system. For faster clarification, you can also consult your lease agreement or your co-ownership regulations, which specify the building’s heating system.

Energy bills are another indicator. With collective heating, costs are included in your co-ownership charges. Conversely, individual heating involves a direct contract with your energy supplier.