Apartment handover in Switzerland: move-in and move-out

The handover report is the central document in the life of a Swiss tenancy. Done properly, it protects the tenant from a surprise bill at move-out. Done poorly, it can cost several thousand francs. This guide covers the deadlines, the right habits and the available remedies.

At a glance

• The move-in inspection must take place at the time of key handover. You have 14 days to notify the landlord in writing of any defects that were not visible at that point.
• The move-out inspection is bilateral: signed by the tenant and the landlord (or property management). Note everything, sign only what you agree with.
• The rental deposit (maximum 3 months' net rent) is held in an account in the tenant's name. Without mutual agreement or a court ruling, it cannot be released in favour of the landlord.
• Normal wear and tear from the passage of time cannot be charged to you. Only damage that exceeds normal use is your responsibility.

What you need to understand

The handover report has a simple purpose: to record the condition of the property at a specific moment (move-in, move-out). It is the only document that can be used as evidence in a dispute. Without a handover report, the tenant is presumed to have received and returned the property in good condition.

Two key principles:

• Normal wear and tear (paint yellowing after 6 years, ageing bathroom grout, traces of light use) cannot be charged. The service life of each element is defined by the depreciation tables published by tenant associations (ASLOCA, MV) and applied by the courts.
• Damage exceeding normal use (holes, significant stains, breakage) is the tenant's responsibility, but proportional to the residual value of the item concerned (a 20-year-old parquet floor is almost fully depreciated).

Move-in inspection

At the time of key handover

• Walk through the property room by room with the landlord or property management.
• Note everything: cracks, stains, marks, faulty equipment, damaged sockets, damaged grout.
• Photograph everything systematically — each room and each defect — and date the photos (a smartphone does this automatically).
• Sign the report: it must be signed by both parties and a copy given to you.

Within the following 14 days

• Walk through the property again at your own pace. Many defects only appear in use (dripping taps, windows that don't close properly, sockets without power, noisy dishwashers).
• Send the landlord a registered letter listing the defects not noted at move-in, with photos.
• Keep a copy and the delivery receipt.

Without written notification within 14 days, these defects are deemed to have been accepted.

Move-out inspection

Before the inspection

• Clean thoroughly: floors, windows, grout, oven, extractor hood, fridge. A professional clean costs 500 to 1,500 CHF (sometimes cheaper than the landlord's deductions).
• Fix minor defects yourself where possible (painting a damaged wall, re-doing grout).
• Do a pre-inspection with someone you trust to spot issues to address before the main visit.

On the day of the inspection

• The bilateral process is essential. The landlord or property management goes through the property with you.
• Everything must be recorded in the report: what the landlord considers defective and any disagreement you have.
• Sign at the bottom of each page, but add the note "subject to my disagreement on points X, Y, Z" if you are contesting items.
• Never sign an "acceptance statement" without reading it first.

If you disagree

• Refuse to sign only the acceptance of the bill. Signing the report as a factual document is, on the other hand, useful.
• Keep your move-in photos as proof of the property's initial condition.
• Request detailed quotes for any disputed repairs.

Rental deposit

• Maximum 3 months' net rent (rent excluding service charges).
• Held in an account in the tenant's name, at a Swiss bank.
• Neither party can release it unilaterally: it requires the agreement of both parties or a court ruling.
• If the landlord does not assert a legal claim within one year of your departure, the bank must return the deposit to you on simple request.

Remedies in a dispute

First step: negotiation

• Request detailed quotes for the disputed repairs.
• Propose an amicable settlement, in writing.
• If you reach a deadlock, contact ASLOCA (the Swiss Tenants' Association) for advice.

Second step: conciliation authority

• Apply to the tenancy conciliation authority in your canton or municipality.
• The process is free or low-cost, and mandatory before any legal action.
• Deadline to note: 30 days in the event of a rent increase dispute; no strict deadline for defects or the deposit, but act promptly.

Third step: court

• If conciliation fails, you have 30 days to bring the matter before the tenancy court.
• Seek support from ASLOCA or a lawyer.

Documents to keep

• Signed tenancy agreement.
• Signed move-in report with any annexes (the 14-day letter).
• Signed move-out report.
• Dated photos from move-in and move-out.
• Receipts for professional cleaning, repair quotes, correspondence with the landlord.
• Rental deposit document (Mietzinsdepot, blocked account).
• Rent receipts or bank statements covering the duration of the tenancy.

Common mistakes

• Signing the handover report without reading it. A signature at the bottom of the page makes you liable.
• Forgetting the 14-day window after move-in. That is the legal timeframe to add defects not spotted at key handover.
• Repainting a room in an unusual colour. The landlord can demand restoration to the original state at your expense.
• Not keeping move-in photos. Without them, you cannot prove the initial condition 5 years later.
• Paying a bill without contesting it out of fear of making things worse. Once paid, contesting it becomes very difficult.
• Believing you must repaint everything on leaving. Not true. Only what exceeds normal wear and tear is your responsibility.

Useful official and association links

• ch.ch · Housing defects and rent
• ch.ch · Tenancy agreement
• ASLOCA Suisse romande: tenant association, legal advice for members.
• Tenancy conciliation authority in your canton.
• Mietzinsdepot Schweiz or a local bank to open a secure deposit account.

How Admini can help

A tenancy agreement generates important documents throughout its entire duration. Admini helps you to:

• Centralise your tenancy agreement, signed handover reports, dated photos, and all written correspondence with property management.
• Instantly retrieve a move-in photo 5 years later, on the day of your move-out inspection.
• Prepare a complete dossier for the conciliation authority or ASLOCA in the event of a dispute.
• Receive a reminder 14 days after key handover so you don't forget to send the letter about defects not spotted at the time.

The goal is to make sure the move-out bill never becomes a nasty surprise due to lack of evidence.