What is a home inspection in Switzerland?
A home inspection in Switzerland (also called a property inspection or handover protocol, état des lieux in French, Wohnungsabnahme in German) is a written, dated and jointly signed document by tenant and landlord (or their representative) that precisely describes the condition of a rental property and its equipment at a given moment - typically at key handover (move-in) and return (move-out).
Although the Swiss Code of Obligations (CO) does not formally make property inspections mandatory, their absence makes proving defects extremely difficult. Case law and practice consider them indispensable to protect both parties' rights.
The inspection report is decisive in disputes: it determines whether the rental deposit will be fully refunded, whether repair costs can be charged to the outgoing tenant, and to what extent.
Why a thorough home inspection is crucial in Switzerland
A sloppy home inspection is one of the leading causes of rental disputes in Switzerland. Without a detailed report and supporting photos, proving the actual condition of a property at a given moment becomes nearly impossible.
For the tenant
- Recover the full rental deposit (1 to 3 months depending on the canton).
- Avoid being charged for pre-existing defects or normal wear and tear.
- Assert your rights within the legal defect notification period (CO 257g).
- Keep photographic evidence usable against a new landlord.
For the landlord or property manager
- Document the initial condition incontestably.
- Legally justify deductions from the deposit in case of damage.
- Reduce the risk of proceedings before the conciliation authority.
- Preserve the long-term value of the real estate asset.
Move-in inspection vs move-out inspection
Both types of inspection have distinct purposes and follow different rules. Here are the key points to know.
| Move-in inspection | Move-out inspection | |
|---|---|---|
| When | At key handover, at the start of the lease. | At property return, at the end of the lease. |
| Who | Incoming tenant + landlord or manager. | Outgoing tenant + landlord or manager. The new tenant may attend. |
| Purpose | Document initial condition and any pre-existing defects. | Verify the condition at departure and identify potential damage. |
| Defect consequence | Landlord must remedy or the defect is deemed pre-existing. | Tenant may be held liable, except for normal wear. |
| Notification deadline | A few days after handover (CO 257g). | Immediately upon return or by written notice within days for hidden defects (CO 267a). |
Swiss legal framework: what the Code of Obligations says
Tenancy is governed by articles 253 to 273c of the Code of Obligations (CO). Here are the key provisions concerning property inspections.
Art. 256 CO - Obligation to deliver
The landlord must deliver the rental property in a condition suitable for the agreed use. A detailed move-in inspection allows verification of this obligation.
Art. 257f CO - Tenant's duty of care
The tenant must use the property with the necessary care. Any damage exceeding normal wear may be charged to them at lease end.
Art. 267 CO - Return of the property
At lease end, the tenant must return the property in the condition resulting from contractually compliant use. Proof of this condition relies largely on the move-out inspection.
Art. 267a CO - Inspection and notice of defects
The landlord must inspect the condition upon return and immediately notify the tenant of defects for which they are responsible. Otherwise, the tenant is released from any liability, except for hidden defects.
Detailed room-by-room checklist
Here are the points to systematically check, supplemented by dated photos for each room.
Kitchen
- Cooktop, oven, hood (working order and cleanliness)
- Fridge, freezer, dishwasher (operation, seals)
- Faucets, sink, traps (watertightness)
- Backsplash, countertop (stains, burns, cracks)
- Cabinets, drawers, hinges
Bathroom and WC
- Bathtub, shower, WC (enamel, silicone joints, drainage)
- Faucets, mixers, showerhead
- Floor and wall tiles (cracks, joints)
- Mirror, medicine cabinet
- Mechanical ventilation
Bedrooms and living room
- Floors (parquet, carpet, tile): scratches, stains, loose boards
- Walls and ceilings: holes, cracks, marks, paint
- Windows: glass, seals, handles, blinds or shutters
- Doors: paint, handles, locks
- Sockets and switches
Meters and installations
- Electricity meter reading (kWh)
- Water meter reading (m³)
- Gas meter reading if applicable
- Fuse box, smoke detectors
- Heating: radiators, thermostat, valves
Annexes
- Cellar, attic, garage, parking spot
- Balcony or terrace (waterproofing, railings)
- Mailbox and keys (exact number handed over)
- Intercom, access badges
The 7 most common mistakes
These classic pitfalls can cost you several thousand francs. Learn how to avoid them.
1. Signing without checking everything
A signature is legally binding. Take the necessary time - at least 1.5 hours for a 3-room flat - and don't hesitate to request a second visit if needed.
2. Forgetting to read the meters
Without a joint reading, you risk paying the previous or next tenant's consumption.
3. Not taking photos
The written report alone is insufficient. Dated and annotated photos are decisive in disputes.
4. Neglecting annexes
Cellar, attic, balcony, parking spot: everything must appear in the report, including the exact number of keys handed over.
5. Confusing normal wear with damage
Normal usage marks (slight discoloration, small mounting holes) cannot be charged. Know the standard lifespan of fittings (joint ASLOCA/SVIT lifespan table).
6. Missing the defect notification deadline
The incoming tenant must report non-visible defects within days of moving in (CO 257g). Beyond this, they are deemed accepted.
7. Doing the inspection alone
A non-contradictory inspection (signed by only one party) has virtually no legal value. Insist on the presence of both parties.
How luogo simplifies all this
luogo is the leading digital app for conducting Swiss-law-compliant property inspections in just a few minutes.
Annotated and geolocated photos
Capture each defect with direct annotations on the image. All photos are timestamped and securely stored.
AI-powered defect analysis
Artificial intelligence helps you identify defects in photos and proposes a repair cost estimate.
Professional PDF report
Instant generation of a complete PDF with photos, digital signatures, meter readings and legal clauses.
Compliant with Swiss law
Templates validated against articles 256, 257f, 267 and 267a CO. Available in English, French, German and Italian.
Frequently asked questions about home inspections in Switzerland
Ready to handle your property inspection with confidence?
Start free with 1 inspection included, or book a luogo expert to support you across French-speaking Switzerland.
The information presented on this page is provided for informational purposes only and does not constitute legal advice. In case of dispute, consult ASLOCA, your property manager or a lawyer specialized in tenancy law.