Hi everyone,
I’m dealing with a hidden defects situation in Belgium after buying a house and I’m trying to understand how strong my case is before deciding whether to go to court.
Short summary:
After the purchase, I discovered serious roof issues causing water infiltration (garage + inside the house).
An expert estimated the damage between €15k and €30k, possibly more due to additional damage (electricity, walls, etc.).
The seller has been formally put in default and we are currently waiting for their response.
What makes this situation more concerning:
On the original real estate listing photos, there are visible sandbags placed on the flat roof.
I later learned from the previous tenants that these sandbags were placed because the roof was leaking.
According to them, there had already been temporary repair attempts (bitumen patches) that came loose, which is why they added the sandbags.
So it seems like the issue may have existed before the sale.
My questions:
How strong is a case like this in Belgium?
Has anyone been in a similar situation and actually won?
If you won, did you also successfully receive compensation?
Would you recommend going to court, or trying to settle?
I’m especially interested in real experiences (Belgium if possible).
Thanks a lot 🙏