Electrical Dossier for Property Sales: What the Notary and Buyer Expect
When selling property in Belgium, a complete electrical dossier is mandatory. Learn which documents the notary requires and how to prepare effectively.
The electrical dossier — mandatory for property sales
When selling property in Belgium, you need a complete electrical dossier (elektrisch dossier / dossier électrique). Without this dossier, the notary cannot authenticate the deed of sale. This guide covers the required documents, preparation timeline, and what happens with non-conforming installations.
Which documents does the notary require?
The notary requires a complete electrical dossier consisting of three legally mandated components:
1. Inspection report (Keuringsverslag)
The inspection report is prepared by an approved inspection body (e.g., BTV, Vinçotte, AIB). It documents:
- Date and result of the inspection
- Identified defects and violations
- Conformity status: conforming or non-conforming
- Validity period: 25 years for conforming installations
Important: The inspection report must be no more than 25 years old at the time of sale. For non-conforming installations, the new owner must have the defects corrected within 18 months.
2. Single-line diagram (Eendraadschema)
The single-line diagram shows the electrical structure of your installation:
- All circuits with numbering
- Circuit breakers (MCB) and residual-current devices (RCD)
- Cable cross-sections and types
- Consumers per circuit
The diagram must reflect the current state of the installation — not the original building plans.
3. Situation plan (Situatieschema)
The situation plan shows the spatial arrangement of all electrical components:
- Position of sockets, switches, and lighting points
- Location of the distribution board
- Cable routes (if known)
- Earthing installation
Note on the conformity certificate
For newer installations (post-1981) or after a complete renovation, a conformity certificate from the original installer often exists. However, it is not a legally mandated component of the electrical dossier for property sales. The only legally required documents are the inspection report (keuringsverslag) from the accredited inspection body, the single-line diagram, and the situation plan. The conformity certificate is a supplementary document that can be handed over if available.
What happens with a non-conforming installation?
A non-conforming installation does not mean you cannot sell the property. However, special rules apply:
The 18-month rule
If the inspection report identifies defects, the buyer has 18 months from the date of the notarial deed to:
- Correct the identified defects
- Have a re-inspection performed
- Obtain a conforming inspection report
Price negotiation for defects
In practice, a non-conforming installation almost always leads to a price reduction:
| Type of defects | Typical reduction |
|---|---|
| Minor defects (missing covers, labelling) | €500 – €1,500 |
| Medium defects (missing RCDs, earthing) | €1,500 – €3,000 |
| Major defects (outdated installation, safety risks) | €3,000 – €5,000+ |
Tip: It's almost always worthwhile to fix defects before the sale. The actual repair costs are often significantly lower than the price reduction during negotiation.
Timeline: When to start preparing?
Plan at least 6 to 8 weeks before the planned sale:
| Timing | Action |
|---|---|
| 8 weeks before | Review existing documents — do you have a single-line diagram and situation plan? |
| 6–7 weeks before | Create missing plans — possible in a few hours with PlanElec |
| 5–6 weeks before | Contact inspection body (waiting times: 2–4 weeks) |
| 3–4 weeks before | Have the inspection performed |
| 2–3 weeks before | If defects found: repair and possibly re-inspect |
| Sale start | Hand over complete dossier to agent/notary |
Account for waiting times
Inspection bodies often have 2 to 4 weeks waiting time. During peak season (spring/summer), it can take longer. Plan ahead accordingly.
Common issues with older properties
For buildings constructed before 1981, there are often additional challenges:
- No existing plans: The single-line diagram and situation plan must be created entirely from scratch
- Outdated installation: Old wiring, missing earthing, no RCDs
- Part 8 AREI: Partially relaxed requirements apply to existing installations — but only for unmodified sections
Warning: As soon as you've modified even one part of the installation (e.g., new sockets in the bathroom), the current AREI applies to the entire modified section.
How much does the electrical dossier cost?
The costs consist of several components:
| Service | Cost |
|---|---|
| Single-line diagram + situation plan (electrician) | €269 – €600 |
| Single-line diagram + situation plan (PlanElec) | from €49 |
| AREI inspection | €125 – €170 |
| Defect correction (if needed) | €500 – €5,000+ |
PlanElec: The fast and affordable alternative
Instead of hiring an electrician for €269–600 to create plans, you can create your plans yourself with PlanElec:
- AREI-compliant symbols and automatic validation
- Situation plan directly from your floor plan
- PDF export in print quality — ready for the inspector
- From €49 one-time — no hidden costs, no subscription
Checklist for sellers
Before going to the notary, verify:
- Inspection report present and valid (max. 25 years old)?
- Single-line diagram up to date and complete?
- Situation plan present?
- All circuits correctly labelled?
- RCDs present and functional?
- Earthing installation verified?
Related articles
- What does an electrical plan cost? Price comparison 2026
- Electrical inspection in Belgium — what you need to know
- What does the inspector check during the inspection?
Create your electrical dossier with PlanElec — fast, affordable, AREI-compliant →