Renting in Switzerland

Did you know that almost two out of three people in Switzerland live in rented apartments? Renting here is usually quite simple, thanks to clear rules that look after both tenants and landlords. Still, whether you’ve just moved to your canton or have called it home for years, it’s worth getting to know how rental agreements work. A little bit of knowledge can save you stress, make you feel more settled, and help you avoid unnecessary hassles down the line.

In this guide, you will find an overview of the most important rental rules, your rights and responsibilities as a tenant, what to expect when moving out, and where to turn if you need advice or support. Think of it as your friendly companion to navigating the Swiss rental system with some confidence.

Common Rules in Swiss Rental Agreements

Swiss rental agreements are typically governed by the Code of Obligations (CO) and supplemented by cantonal and communal regulations, as well as specific house rules. These rules cover various aspects of tenancy, from financial obligations to daily living conduct.

Rental Deposit

One of the most common requirements upon entering a rental agreement in Switzerland is the payment of a security deposit. This deposit serves as a safeguard for landlords against potential damages to the property or unpaid rent. Generally, the deposit amount is three months' rent. However, it is important to note that this can sometimes be more or less, depending on the specific agreement.

The rental deposit is held in a blocked bank account in the tenant's name, separate from the landlord's assets. This ensures that the tenant's money is protected and can only be released with the consent of both parties or a court order. Landlords are legally allowed to deduct costs for cleaning services from the security deposit if the apartment is not returned in a sufficiently proper condition.

Noise Restrictions

While Switzerland does not have a single, uniform federal law on noise pollution, noise restrictions are typically enforced through house rules (Hausordnung) that are part of the rental agreement. These rules often specify designated quiet hours, particularly during evenings, nights, and Sundays. During these times, tenants are expected to keep noise to a minimum to avoid disturbing neighbours. This includes activities such as playing loud music, using noisy appliances, engaging in noisy conversations or even flushing toilets or disposing your recyclables at collection stations.

It's imperative for tenants to be aware of these house rules, as violations can lead to warnings and, in severe cases, even termination of the lease. If a tenant experiences excessive noise from neighbours, it's important to document the disturbances and first attempt to resolve the issue in a friendly manner. If that fails, the landlord or property management can be involved. Proving excessive noise can be challenging, as there are no objective criteria for what constitutes 'excessive'.

Laundry Restrictions

Laundry facilities in Swiss rental properties can vary significantly. In many apartment buildings, tenants share a communal shared laundry room, often with a strict schedule. The house rules typically dictate when and how these facilities can be used by each tenant. Tenants are generally expected to leave the laundry room organized and clean after each use.

Swiss tenancy law does not generally prohibit drying laundry indoors within one's apartment, provided it's done in a way that doesn't cause damage (e.g. excessive humidity leading to mold). However, some lease agreements or house rules might have specific clauses regarding the use of private washing machines within the apartment, sometimes prohibiting them if communal facilities are available. It is always advisable to check the house rules and the rental agreement for specific regulations concerning laundry.

Pet Ownership

The regulations for pet ownership are dependent on the rental agreement as set by the landlord. If a rental agreement has a 'no pets' clause it is in most cases legally binding. Small pets (Kleintiere) are generally permitted without explicit consent (e.g. fish, hamsters). Larger animals (dogs, cats, etc.) require explicit landlord consent. The tenant is fully responsible for any damage or disturbance caused by the pet.

Rights of Tenants

Swiss tenancy law provides significant protections for tenants, ensuring fair treatment and stability. These rights cover aspects such as rent adjustments, renovations, and dispute resolution.

Rent Changes

Swiss law requires that rent increases must be reasonable and justified by verifiable factors. Landlords cannot arbitrarily raise the rent. Valid reasons for rent increases include adjustments for inflation (up to 40% of the inflation rate can be passed on), increased operating costs, or significant value-enhancing renovations. Rent increases must align with official termination dates and respect notice periods.

Tenants have the right to challenge initial rents if they consider them unfair or abusive. If a tenant believes a rent increase is unjustified, they can contest it with the conciliation authority. Recent amendments to the Ordinance on the Rent and Lease of Residential and Commercial Premises aim to increase transparency regarding rent adjustments.

Renovations

Landlords have the right to carry out renovations or building work on the leased property during an ongoing tenancy, as long as it is reasonable for the tenant. According to Article 220 of the Swiss Code of Obligations, tenants must generally bear the burden of such renovations. However, if renovation work significantly affects the use of the rental property, tenants may be entitled to a rent reduction. This could be the case if the apartment becomes partially uninhabitable or if there is prolonged disruption.

Tenants also have the right to an apartment that is in a habitable and safe condition, including functioning heating and intact sanitary facilities. If the landlord plans major renovations, they must typically provide adequate notice to the tenants. It is advisable for tenants to communicate with their landlord regarding the scope and duration of renovations and to seek legal advice if they believe their rights are being infringed upon.

Disputes

In case of disputes with the landlord, Swiss tenancy law provides mechanisms for resolution. Tenants have the right to apply to the conciliation authority for tenancy and leasehold matters. This authority aims to mediate between landlords and tenants to find an cordial solution before resorting to court proceedings. Conciliation and mediation in Switzerland are governed by the Swiss Code of Civil Procedure (CPC) and cantonal regulations.

Common disputes include disagreements over rent increases, defects in the apartment, or issues related to the security deposit. Tenants are protected against wrongful eviction. Seeking advice from tenant associations or legal professionals is highly recommended when facing a dispute.

Rules for Leaving an Apartment

If you want to terminate your apartment lease, you must give notice within the required timeframe. The statutory notice period for rental apartments in Switzerland is at least three months. Use predesigned templates for terminating your apartment to avoid mistakes and comply with legal.

When a tenant decides to vacate a rental property in Switzerland, there are specific rules and expectations regarding the condition in which the apartment must be returned. These rules aim to ensure a smooth handover and prevent disputes over damages or cleaning.

Final Cleaning

One of the most critical aspects of leaving a rental apartment in Switzerland is the end-of-tenancy cleaning. The apartment must be returned in a spotless condition, often referred to as 'literally not a single spot is visible'. This goes beyond regular cleaning and typically involves a thorough deep clean of all surfaces, including floors, windows, kitchen appliances, and bathrooms.

While tenants are not legally required to hire a professional cleaning service, it is highly recommended due to the stringent standards. Landlords are not obligated to clean the apartment themselves and can charge the tenant 100% of the invoice from an external cleaning company if the cleaning is deemed insufficient. The average cost for a professional move-out cleaning can be substantial, varying based on the size of the apartment. It is advisable to clarify expectations with the landlord or property management well in advance and, if in doubt, consider professional cleaning to avoid deductions from the security deposit.

Holes in Walls

Tenants are generally allowed to drill holes in walls and ceilings for basic needs such as hanging pictures, curtain rails, or installing light fixtures. However, there are limitations; for instance, drilling through interior or exterior walls is typically not permitted.

Upon moving out, tenants are usually expected to fill in these drill holes properly. Properly filled drill holes are often considered normal wear and tear and should not result in deductions from the rental deposit. However, if the holes are not filled correctly or if there is excessive damage beyond normal use, the tenant may be held responsible for repair costs. It is always best to consult the rental agreement or house rules for specific guidelines on wall alterations.

Painting

Painting walls in a rental apartment in Switzerland requires careful consideration. Generally, tenants need written permission from the landlord or management company to paint walls, especially if changing the colour drastically from the original. Painting walls in any colour other than white is often considered excessive wear and tear from a legal perspective.

If a tenant paints the walls a different colour, they are typically responsible for repainting them to the original colour (usually white) upon vacating the apartment, unless otherwise agreed upon with the landlord. Failure to do so may result in charges for repainting. Nicotine stains from smoking will also necessitate repainting at the tenant's expense.

The 7-Year Rule (Normal Wear and Tear)

The concept of 'normal wear and tear' is crucial in Swiss tenancy law. This refers to the natural deterioration of an apartment that occurs through regular, careful use. Tenants are not responsible for damage resulting from normal wear and tear. However, they are liable for damage caused by excessive use or negligence.

While there isn't a strict '7-year rule' explicitly stated in federal law, the lifespan table (Lebensdauertabelle) is a commonly used guideline to determine the depreciation of various components within an apartment. This table, often published by tenant and landlord associations, estimates the typical lifespan of items like paintwork, flooring, kitchen appliances, and bathroom fixtures. For example, walls are generally expected to be painted every 8-10 years.

If an item has reached the end of its estimated lifespan according to this table, the tenant cannot be charged for its replacement or repair, even if there is some damage. If the item is still within its lifespan, the tenant may be liable for a pro-rata share of the repair or replacement cost, based on the remaining lifespan. For instance, if paintwork has an estimated lifespan of 8 years and a tenant moves out after 4 years, they might be responsible for 50% of the repainting cost if the damage is beyond normal wear and tear. This principle ensures that tenants are not unfairly charged for items that would soon need replacement anyway due to age. It is important to understand that this is a guideline, and specific circumstances can influence its application. Always refer to the rental agreement and seek advice if unsure.

Where to Go for Help

Navigating Swiss rental law can be complex, and tenants may encounter situations where they need expert advice or support. Fortunately, several organizations are dedicated to assisting tenants with their rights and obligations.

Mieterverband (Swiss Tenants' Association)

The Mieterverband (Swiss Tenants' Association), also known as ASLOCA in French-speaking Switzerland, is the primary organization advocating for tenants' rights in Switzerland. Founded in 1915, it is a non-profit organization that provides comprehensive advice and support to its members on all matters related to tenancy law.

Membership with the Mieterverband typically offers:

• Legal advice: Expert guidance on rental agreements, rent increases, defects, disputes, and termination of leases.

• Representation: Assistance in negotiations with landlords and representation before conciliation authorities or courts.

• Information: Access to publications, sample letters, and up-to-date information on tenancy law.

Joining the Mieterverband is highly recommended for tenants in Switzerland, as it acts as a valuable resource and a form of legal insurance for renters. Their website, is an excellent starting point for information and membership details.

Other Relevant Resources

• Cantonal Conciliation Authorities: These official bodies are established to mediate disputes between landlords and tenants. They offer a free and informal way to resolve disagreements before they escalate to court. This is the website for Basel Stadt

• Legal Protection Insurance: Many insurance providers in Switzerland offer legal protection insurance that can cover the costs of legal advice and representation in tenancy disputes.

• Local Authorities and Social Services: In some cases, local communal authorities or social services may offer basic advice or direct tenants to appropriate resources, especially for vulnerable individuals.

• Online Platforms and Forums: Websites like mietrecht.ch, comparis.ch, homegate.ch, and various expat forums may provide practical information and community support, though official legal advice should always be sought from qualified professionals.

Gaining a clear understanding of your rights and responsibilities as a tenant in Switzerland is key to ensuring a positive rental experience. By becoming familiar with common regulations, respecting proper procedures when moving out, and making use of available resources, you can benefit the Swiss rental market with confidence. While this article provides general guidance, it is always advisable to seek professional legal advice for questions or issues specific to your situation.

Haluk Tekbulut

Originally from Istanbul, Haluk has lived and worked in Turkey, Canada and Finland and also studied in Turkey, USA and Finland in engineering and business. He has a genuine interest in travel and culture, which brought him to Basel at the end of 2016, as a trailing spouse. He has worked in global telecom companies for many years and later as independent consultant. He has contributed to global mobile network works and later as consultant on IT enterprise management issues. After moving to Switzerland, he has been busy settling his family and supporting his children's schoolwork. He is a volunteer at Centrepoint and has previously volunteered at ISB and SIS. He speaks English, Finnish and Turkish fluently and is learning German (B1) and French (A2).

References or Further Reading

[1] Rental and leasing agreement in Switzerland. https://www.ch.ch/en/housing/rent/rental-and-leasing-agreements/ 

[2] Legal and Rental Agreement Considerations. https://zuericlean.com/blogs/legal-and-rental-agreement-considerations 

[3] Renting In Switzerland - All You Need To Know. https://thepoorswiss.com/renting-in-switzerland/ 

[4] Private rentals: what landlords and tenants need to know. https://www.ubs.com/ch/en/services/guide/mortgages-and-financing/articles/rent-and-let-an-apartment-from-a-private-landlord.html 

[5] Tenancy Regulations in Switzerland: What You Need to Know.

https://www.fortis-law.ch/en/2019/04/tenancy-regulations-what-you-need-to-know/?print=pdf 

[6] Your lease agreement: everything you need to know. https://www.firstcaution.ch/en/blog/blog/Your-lease-agreement-everything-you-need-to-know/ 

[7] Housing: Quiet times, rent and defects in Switzerland. https://www.ch.ch/en/housing/rent/noise--damage-and-rent/ 

[8] Noisy neighbors: What to do. https://www.axa.ch/en/privatkunden/blog/at-home/law-and-justice/excessive-noise.html 

[9] Night-time noise restrictions in Switzerland. https://www.homegate.ch/c/en/advisor/renting/tenancy-law/night-time-noise-restrictions-in-switzerland-whats-allowed-and-whats-not 

[10] Lunchtime and nighttime quiet periods in Switzerland. https://en.comparis.ch/hypotheken/immobilieneigentum/laermbelaestigung 

[11] Drying laundry indoors – what is allowed? https://www.homegate.ch/c/en/advisor/renting/tenancy-law/drying-laundry-indoors-what-is-allowed 

[12] When can you use the washing machine and tumble dryer? https://www.movu.ch/ratgeber/en/laundry-room-rental/ 

[13] LIVIT Using common areas. https://www.livit.ch/en/mieter/ratgeber-und-tipps/nutzung-von-gemeinschaftsraeumen 

[14] Rent increase – how legal protection insurance can help you. https://www.axa.ch/en/privatkunden/blog/at-home/law-and-justice/rent-increase.html 

[15] Revised transparency rules on rents. https://www.lenzstaehelin.com/news-and-insights/browse-thought-leadership-insights/insights-detail/revised-transparency-rules-on-rents/ 

[16] Rent increase & rent reduction: Your rights as a tenant. https://www.zurich.ch/en/services/knowledge/homes-and-building/rent-increase-or-reduction 

[17] Switzerland Rental Laws: https://www.globalpropertyguide.com/europe/switzerland/landlord-and-tenant 

[18] Renovation work: rights, obligations and practical tips. https://www.homegate.ch/c/en/advisor/renting/tenancy-law/renovation-work 

[19] Changes and renovations to the rented property by ... https://www.teichmann-law.ch/en/blog/2022/changes-and-renovations-to-the-rented-property-by-the-landlord.html 

[20] Tenancy law: what are my rights and obligations as a tenant? https://www.axa.ch/en/privatkunden/blog/at-home/law-and-justice/tenancy-law.html 

[21] Renovation: entitlement to a rent reduction? https://www.espace.legal/en/legal-publications/renovation-entitled-to-a-rent-reduction/ 

[22] Moving to Switzerland - Basics of Swiss Tenancy Law. https://www.mme.ch/en/magazine/magazine-detail/url_magazine/zuzug_in_die_schweiz_grundlagen_des_schweizer_mietrechts/ 

[23] Tenant Eviction in Switzerland - Swiss Law Firm. https://lawyersswitzerland.com/tenant-eviction-in-switzerland/ 

[24] Conciliation and mediation in rental disputes. https://www.etude-avocats-lausanne.ch/en/conciliation-mediation-rental-disputes/ 

[25] The Golden Rules for Cleaning Rental Properties in ... https://myjourney.packimpex.com/en/guides/golden-rules-cleaning-rental-properties-switzerland/ 

[26] Move Out Cleaning in Switzerland | Tenant's Complete Guide. https://zuericlean.com/blogs/move-out-cleaning-switzerland 

[27] End-of-tenancy cleaning: tips to help you succeed. https://en.comparis.ch/immobilien/umzug/endreinigung 

[28] How much does a professional move out cleaning cost? https://www.movu.ch/ratgeber/en/move-out-cleaning-costs/ 

[29] Cleaning apartment when moving out in Switzerland. https://www.moneyland.ch/en/forum/cleaning-apartment-when-moving-out-in-switzerland-3500 

[30] End-of-tenancy cleaning Switzerland - End-of-lease cleaning. https://batmaid.ch/en/end-of-tenancy/ 

[31] Holes in a rental flat :  https://www.reddit.com/r/Switzerland/comments/ru9jaw/holes_in_a_rental_flat/ 

[33] Can You Drill in a Swiss Rental? https://myprofessional.ch/blog/drill-wall-swiss-rental/ 

[34] Filling Drill Holes When Moving Out in Switzerland: Tenant ... https://blog.movu.ch/en/filling-drill-holes-when-moving-out-in-switzerland/ 

[35] Filling drill and plug holes: https://en.comparis.ch/immobilien/umzug/waehrend-des-umzugs/duebelloch-stopfen 

[36] What is allowed in a rental property? https://www.livit.ch/en/what-allowed-rental-property 

[37] What does “normal wear and tear” mean for a rental ... https://en.comparis.ch/immobilien/umzug/vor-dem-umzug/mieterschaeden-versicherung-haftung 

[38] Painting the walls of a rental house in Switzerland https://www.movu.ch/ratgeber/en/painting-walls-rented-accomodation/ 

[39] Painting walls in a rented property:  https://www.homegate.ch/c/en/advisor/renting/tenancy-law/painting-walls-in-a-rented-property-is-it-allowed 

[40] Painting and decorating: should I hire a professional or do ... https://en.comparis.ch/immobilien/umzug/maler/malerarbeiten 

[41] Do I have to rent my property when I am not using it? https://www.investorsinproperty.com/buyers-info/switzerland/do-i-have-to-rent-my-property-when-i-am-not-using-it 

[42] The rules to know about setting the rent in Switzerland. https://www.stone-invest.ch/en/real-estate-news/setting-the-rent-in-switzerland 

[43] Mietrecht & Beratung. https://www.mieterverband.ch/mv/mietrecht-beratung.html 

[44] Mitgliedschaft & Verband. https://www.mieterverband.ch/mv/mitgliedschaft-verband.html 

[45] Advisory services for tenants (Italian) https://www.desk.usi.ch/en/advisory-services-tenants 

[46] SwissCaution- Rental Guarantees. https://www.swisscaution.ch/en/swisscaution/ 

[47] Supporting social housing. https://www.livit.ch/en/supporting-social-housing 

[48] Lawyer for Tenancy Law | Now 250 Experts Available. https://www.getyourlawyer.ch/en/lawyer/tenancy-law/ 

[49] Federal Act on the Amendment of the Swiss Civil Code (Part Five: The Code of Obligations) https://www.fedlex.admin.ch/eli/cc/27/317_321_377/en#part_1 

[50] Apartment Termination in Switzerland – How to Terminate Your Lease Agreement on Time, Guaranteedhttps://www.movu.ch/ratgeber/en/lease-termination/

[51] State arbitration board for rent disputes, Basel Stadt

https://www.bs.ch/regierungsrat/staatskanzlei/staatliche-schlichtungsstelle-fuer-mietstreitigkeiten

[52] Arbitration office for rental matters, Basel Land

https://www.baselland.ch/politik-und-behorden/direktionen/volkswirtschafts-und-gesundheitsdirektion/generalsekretariat/aufgaben/schlichtungsstellen/mietangelegenheiten 

[53] Reference interest rate drops again: What tenants & owners need to know (in German)

https://www.orion.ch/de/blog/alltag/referenzzinssatz-sinkt-erneut-das-mussen-mietende-vermietende-wissen 

[54] Platform for Swiss Tenancy Lawhttps://mietrecht.ch/entscheide 

[55] Federal Office of Housing

https://www.bwo.admin.ch/de/bwo/en/home.html