Context and Purpose
The report “Bouwstenen voor coöperatief wonen – Rechtseconomische en fiscale fundamenten” is produced by the Vlaamse Instelling voor Technologisch Onderzoek (VITO) in collaboration with Deloitte. VITO, a leading Flemish research institute, and the authors – Wim Van Opstal (VITO/Universiteit Maastricht), Filip Debelva (KU Leuven/Deloitte), Emely Segers (Deloitte), Danny Stas (Deloitte) and Wim Debacker (VITO) – combine expertise in law, economics and fiscal policy. Published in November 2025, the study offers a policy framework to support housing cooperatives as a third building stream within the Flemish housing system, aiming to improve affordability, sustainability and social inclusion.
Legal Recognition Needed
The authors highlight that, although Belgian company law permits the formation of cooperatives, a specific policy framework recognising housing cooperatives as full actors in housing policy is missing. They propose that the Flemish government introduce criteria‑driven recognition in the Vlaamse Codex Wonen, linked to existing legal instruments. Such recognition would facilitate access to subsidies, financing and clear reference points for banks and local authorities, while ensuring legal certainty for cooperative members.
Fiscal Treatment Challenges
Current fiscal rules treat cooperative members differently from private owners, creating disparities in tax benefits and dividend limits. The report stresses the importance of fiscal neutrality, recommending a “neutrality” regime that aligns tax treatment of cooperative housing with that of conventional ownership. It also suggests a guarantee scheme modelled on Switzerland, where the government partially backs members’ equity contributions, thereby reducing bank risk and improving financing conditions.
Access to Affordable Land
Land scarcity is identified as a major obstacle. The authors propose an active public land policy, including a Flemish revolving fund that enables municipalities to purchase land and lease it on long‑term leasehold to cooperatives. This would lower acquisition costs, promote scale, and support the development of sustainable, community‑oriented housing projects.
Professionalisation and Knowledge Support
To overcome limited expertise, the report calls for systematic professionalisation. It recommends that knowledge institutions, intermediary organisations and local governments provide training, technical assistance and best‑practice templates (e.g., model statutes, financial management guidelines). A sector‑wide umbrella organisation for housing cooperatives is suggested to act as a liaison with policymakers, financiers and other stakeholders, fostering knowledge sharing and standardisation.
Cooperative Building Blocks
The study outlines seven core building blocks for cooperative housing: (1) voluntary and open membership, (2) democratic member control, (3) economic participation, (4) autonomy and independence, (5) education and information, (6) inter‑cooperative collaboration, and (7) community focus. Each block is examined in the Belgian context, showing where legal or fiscal adjustments are required to fully realise these principles.
Policy Recommendations Across Levels
Recommendations are structured for three governance tiers: federal, regional (Flemish) and local. At the federal level, alignment of legislation across jurisdictions is urged to avoid fragmented rules. Regionally, the Flemish government is asked to adopt the recognition criteria, introduce the land‑fund mechanism and provide fiscal incentives. Locally, municipalities are encouraged to make public land available, streamline permitting processes and support cooperative governance structures.
International Comparisons
The report references successful models in Switzerland, Germany, the Netherlands and Canada, where cooperative housing benefits from supportive legal frameworks, guarantee schemes and land‑policy instruments. These examples illustrate how coordinated policy can create a level playing field for cooperatives, encouraging replication across Europe.
Key Data Summary
- Publication year: 2025
- Authors: five experts from VITO, Deloitte and KU Leuven
- Target audience: policymakers, initiators and ecosystem actors
- Main focus: legal, fiscal and institutional foundations for cooperative housing in Flanders
- Core proposals: recognition in housing code, fiscal neutrality, government‑backed guarantee, revolving land fund, sector‑wide professional support. By addressing legal certainty, fiscal parity, land access and professional capacity, the report provides a comprehensive set of tools for European stakeholders seeking sustainable, affordable cooperative housing solutions.