Renting a House or Apartment in Zürich, Basel, Bern, Lucerne or Zug

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Renting a House or Apartment in Zürich, Basel, Bern, Lucerne or Zug

Rental properties can generally be found through estate agents who have letting departments, local classified papers, The Accommodation Offered Discussion Forum on The AngloINFO Forum, or word of mouth.

The Lease

A tenancy agreement can take any form and even be an oral agreement. However, usually lease agreements are documented on standard forms. These set out both the general agreement terms and any details specific to an individual property. 

Generally a lease should state the following:

• Landlord's name and name of the tenant signing the contract. (Note that special rules apply to family homes.) 
• A description of the property to be rented (for example whether use of a cellar or garage is included) 
• The rental period (fixed or indefinite). Most contracts are agreed for an indefinite period and both the landlord and tenant must adhere to certain regulations when the time comes to end the lease
• Net rent plus charges (unless the charges are included in the rental price)
• The full price of deposit (maximum rate is three month's rent)

Required documents

The applicant wanting to rent a property is usually required to provide the letting agent or landlord with the following documents:

• A copy of their passport or an ID card
• A copy of their Swiss residence permit
• A copy of the work contract and/or the salary certificate issued and signed by the employer (or copies of the salary certificates for the last three months)
• A person moving house within Switzerland must also provide: A certificate from their local Gemeindehaus, which proves that there is no outstanding claim against them. (A person moving in from another country need not supply this document.)

Family homes

Specific legal terms and conditions apply to renting a house or apartment as a "family home" (the primary residence of a married couple or family). The main factor being that all matters relating to the property are decided jointly: termination of a lease or a request for a change of terms is only valid if both spouses have agreed.

If a landlord wants to terminate a lease, notification must be made to both spouses separately.

Deposit, Rent & Taxes

The agreed deposit, usually the equivalent of one to two months rent, should be paid into an account in the name of the tenant. The money stays in the account and can only be released when both parties sign to release it.

Rent (and, if applicable, charges of water, electricity, services) is usually due at the start of a month.

While landlords may impose rent increases and tenants may request reductions and withhold rent, these processes are controlled: rules apply and, in some cases, application forms are available. The cantonal conciliation board (Kantonale Einigungsamt) provides information and advice to both tenants and landlords.

Payment of all taxes is the landlord's responsibility.

Sub-letting

A rental property may only be sub-let by a tenant if they have the owner's agreement. 

An owner may refuse if the tenant does not disclose details of the sub-tenant (identity, agreed rent), if the tenant is charging substantially more rent than they are paying or if the sub-tenant will be using the property inappropriately.

Insurance 

It is optional for a tenant to take out household insurance on their goods to cover fire, water and theft except in the cantons of Basel, Fribourg, Glarus, Jura, Nidwald, Solothurn and Vaud where fire insurance is compulsory.

Note: Some lease agreements call for a tenant to have household insurance on both their items and the owner's "removable objects"

Moving In 

A detailed inventory should be written up with the landlord itemising everything in the property and the condition it is in, for example paintwork, fittings and furnishings. Any cracks or chips in the walls, water basins or bathtubs, water stains or marks on a carpet should all be noted. This is to ensure that both tenant and landlord can reach agreement about any damage that may have been caused when the contract ends. If, in the first few days after moving in further damage is discovered, the landlord should be informed in writing. 

Domestic pets, cats and dogs

Small pets such as guinea pigs, hamsters or canaries can be kept in all cases (even if there is a ban on pets in the tenancy agreement). Usually, if a tenancy agreement does not forbid pets, then they are allowed although it is recommended to get the landlord's agreement. 

End of Contract

Notice to end the rental contract can be made by the tenant or the landlord so long as it complies with the terms of the contract.

Notice period for tenants is usually three months although if otherwise it may state the terms on the contract. If a tenant wants to leave before the time is due they should propose a list of three appropriate tenants to the landlord. 

Landlords must notify their tenants in writing. It is vital that the notice of termination reaches the landlord in good time (at least one day before the beginning of the notice period). If the landlord has not complied with the terms of the contract, the tenant may take their case to the arbitration board.

Contracts may be ended without notice, within 30 days: 

• by the tenant if the landlord has failed to fix any serious defects
• by the landlord if the tenant has not paid rent, or been warned for some other matter

Loss or damage 

Tenants are liable for losses or damage over and above normal wear and tear. A tenant does not need to replace broken items at an "as new" price but at the current value of the item. 

Reclaiming the deposit 

A landlord will issue a final invoice and the deposit is paid back within approximately two weeks. The deposit may be used to carry out repairs but only with the agreement of the tenant. If a tenant does not agree, a landlord must get a court ruling that repairs will be paid out of the deposit. If that does not happen, then the bank will release the deposit one year later. 

The arbitration board (autorités de conciliation) can hear any dispute between land owner and tenant. Tenants' and landlords' associations also assist tenants and landlords in respect of their needs and interests regarding notices of termination.

• Mieterverband association for tenants (in German)
  Tel: 0900 900 800

Arbitration Zürich 

• Geschäftsstelle MV Zurich
  At: Tellstrasse 31, 8004 Zurich
  Tel: 044 296 90 20
  For appointments Tel: 044 296 90 25 from 10:00-12:00 and 14:00-16:00
  e-mail
  Website
  Open: 09:00-12:00 and 13:30-17:00

Arbitration Basel

• MV Mieterverband Basel
  At: Clarastrasse 2, 4005 Basel
  Tel: 061 666 60 90
  Fax: 061 666 60 98
  Website
  Open: Monday to Friday 09:00- 12:00 and 13:00- 16:00, closed Friday afternoons

Arbitration Berne

• MV Mieterverband Bern
  At: Monbijoustrasse 61, 3007 Berne
  Tel: 0848 844 844
  Fax: 031 378 21 22
  Website
  Open: 09:00 to 12.00 and 14:00-17:00

Arbitration Lucerne 

• Mieterinnen- und Mieterverband Luzern
  At: Mythenstrasse 2, 6003 Lucerne
  Tel: 041 220 10 22 
  Website
  Open: 09:00-12:00

Arbitration Zug

• Mieterinnen- und Mieterverband Kanton Zug
  Tel: 0900 900 800
  Website

Property Rental Jargon Guide

Further Information

• The Swiss Portal government website: Renting a property in Switzerland 
• The Swiss Portal government website: Termination of tenancy in Switzerland
• AngloINFO INFOrmation Page on Real Estate Jargon

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Related reference INFOrmation on AngloINFO Zürich:
· Accommodation Wanted Discussion Forum
· Buying a House or Property in Switzerland
· English-German Property Jargon Guide
· EU Factsheets: Moving to Switzerland
· Moving House in Switzerland
· Property For Rent Discussion Forum
· Property For Sale Discussion Forum
· Services: Electricity, Gas, Water in Switzerland
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