Renovating a rental apartment: who pays in Switzerland?

This guide helps you prepare the next steps around your renovation in the Zurich region in a structured way. Explore renovation.

What counts as normal wear and tear in a rental apartment?

Normal wear and tear results from the ordinary, contractual use of the apartment: light marks on walls, faded paint, worn door handles or age-related discolouration of joints. In Switzerland it is generally recognised that such marks increase with tenancy duration and do not need to be repaired by the tenant. The boundary between wear and damage is not always clear — when in doubt, check the move-in protocol.

What does depreciation mean for rental apartments?

Building components and surfaces have an expected lifespan. Wall paint is commonly set at eight to ten years, kitchen appliances at fifteen to twenty years. The depreciation table assigns a lifespan to each component. Once this has expired, the component is considered fully depreciated — the landlord cannot claim a contribution from the tenant for replacement. If the lifespan has not yet been reached and damage exists, the tenant's share is calculated proportionally. The tables are published jointly by tenant and property-owner associations.

What is the difference between maintenance and renewal?

Maintenance refers to ongoing repairs and minor works that preserve the existing condition — such as replacing a siphon or repairing a roller shutter. Renewal means replacing a component at the end of its lifespan, for example new flooring or a new kitchen. In Switzerland it is generally recognised that major renewals fall within the landlord's responsibility, while minor maintenance may be regulated differently depending on the tenancy agreement.

Which contract clauses should I check before renovating?

Read the tenancy agreement carefully before any renovation. Watch for clauses on structural changes, obligation to restore at move-out, condition at move-in and assumption of investments. Some contracts require written consent from the property manager before changes to walls, floors or fittings are made. Also keep the move-in protocol at hand — it documents the condition at the start of the tenancy and is the reference point at handover.

Which renovation costs affect tenants in practice?

In practice, tenants most frequently face: painting walls after a long tenancy, damaged floor coverings, holes in walls beyond normal picture hooks, or self-installed fittings that need to be removed. Whether and to what extent the tenant pays depends on the individual case. Fedenko is happy to advise which works make sense for your property and carries them out after a clear agreement.

Where can I find official information on tenancy law in Switzerland?

The Swiss Tenants' Association (mieterverband.ch) and the Swiss Property Owners' Association (hev-schweiz.ch) publish information on rights and obligations, depreciation tables and standard forms. For specific disputes, cantonal conciliation authorities are available. This article provides general guidance and does not replace legal advice or a review of the individual case.

Who bears renovation costs in a rental apartment?

In Switzerland, responsibility can depend on the tenancy agreement, condition at move-in, normal wear and the type of work. Speak to the landlord before commissioning work and consult an official advice service where needed. This article is not legal advice.

Which distinctions matter in Switzerland?

As general guidance, a distinction is drawn between normal wear and tear, damage, repair and renewal. Who pays for work depends on the individual case, tenancy agreement, condition at move-in and the type of change. Check the protocol and contract clauses before commissioning anything. The depreciation table is a widely used tool for assessing the expected lifespan of specific components or surfaces. This article is not legal advice and does not replace a review of the individual case.

When should I speak to the property manager?

Speak to the property manager before arranging major changes, replacements or renovation. Describe the condition factually, send photos if needed and ask for a written response on the next steps. If uncertain, the tenants' association or property owners' association and the relevant advisory service can help. Keep communication, agreements and documents organised. This makes it easier to tell renovation, repair and voluntary change apart.

How do I document the condition properly?

Record the condition of the apartment at move-in and before move-out with dated photos — walls, floors, appliances, wet rooms, windows and all ancillary spaces. Compare the photos with the move-in protocol to describe changes objectively. In the event of queries or disputes, photos are the most important evidence. Store them at least until the deposit is released.

What should I do if the property manager demands a renovation?

If the property manager demands a renovation at the handover — such as painting walls or replacing floor coverings — first check whether the demand fits the tenancy agreement, the move-in protocol and the expected lifespan. If uncertain, seek an independent assessment, for example from the tenants' association. Keep the communication in writing.

What is the difference between maintenance, renewal and voluntary alteration?

Three categories of work come up regularly in Swiss rental apartments, and they are treated very differently. Maintenance (Unterhalt) covers small, day-to-day upkeep — replacing a light bulb, keeping drains clear, lubricating a window mechanism. This is generally the tenant's responsibility. Renewal (Erneuerung) involves replacing worn-out components that have reached the end of their useful life — repainting after many years, replacing an ageing kitchen or updating bathroom fittings. This is typically the landlord's concern, especially when the component has been fully depreciated. Voluntary alteration is work the tenant wants for personal reasons — a new colour on the walls, a different floor covering, additional shelving. Before undertaking any voluntary alteration, discuss it with the property manager and get written approval. Without approval, you may be required to restore the original condition at your own expense when you move out.

Which clauses in my lease should I check before renovating?

Before commissioning any renovation work in a rental apartment, read your tenancy agreement carefully. Look for clauses on alterations (Umbauten), restoration obligations (Wiederherstellungspflicht), the condition at move-in and the procedure for requesting changes. Many Swiss leases require written consent from the landlord before any structural or visible change. Some specify that the tenant must restore the original condition at the end of the tenancy unless otherwise agreed. Check whether there is a move-in condition report (Wohnungsabnahmeprotokoll) attached to the lease — this document records the state of every room at the start of the tenancy and is the baseline against which the handover condition will be measured. If any clause is unclear, the Mieterverband (mieterverband.ch) offers advice for tenants, and the Hauseigentümerverband (hev-schweiz.ch) provides the landlord perspective. Both organisations have regional offices in the Zürich area.