Property Inspection in Switzerland: Complete Entry and Exit Guide

Property inspections in Switzerland: everything you need to know

The property inspection is a crucial moment of any move in Switzerland. It is during this inspection that the condition of the property is officially recorded and any damage is identified. A well-prepared property inspection can save you hundreds, even thousands of francs.

This guide details the protocol for entry and exit inspections, the essential distinction between normal wear and tear and damage, the material lifespan tables (ACLE reference), and your rights in the event of a dispute. For a full understanding of your obligations, see our guide on tenant rights and obligations.

Entry inspection: the basics

The entry inspection is carried out at the time of key handover for the new property. It is your protection for the duration of the tenancy.

Why it is essential

The entry inspection serves as the reference for the exit inspection. Any defect or damage not flagged at entry could be attributed to you at exit. Be extremely thorough.

Entry inspection protocol

1. Inspect each room methodically, from floor to ceiling
2. Test all fittings: taps, flush, heating, blinds, shutters, electrical sockets, switches, locks
3. Open and close all doors and windows
4. Check the condition of surfaces: floors, walls, ceilings, paintwork, tiles
5. Check appliances: oven, hobs, dishwasher, fridge, washing machine (if included)
6. Do not forget the cellar, attic, parking space, balcony, terrace
7. Read the meters for water, electricity and gas

What to record systematically

For each room, document:

• Floors: condition of parquet, tiles, carpet, vinyl (scratches, stains, cracked tiles)
• Walls and ceilings: holes, cracks, marks, condition of paintwork, wallpaper
• Doors and windows: operation, seals, locks, handles
• Sanitary fittings: taps, joints, tiles, bath/shower, WC
• Kitchen: worktops, cupboards, built-in appliances
• Heating: type, operation, condition of radiators
• Blinds and shutters: mechanism, condition of slats

The importance of photos

Photograph everything, even what appears to be in good condition:

• Take dated photos (enable the timestamp on your phone)
• Take overview shots of each room
• Take close-ups of every defect noted
• Send the photos by email to the property manager or landlord on the same day (timestamped evidence)
• Keep all photos for the entire duration of the tenancy

Exit inspection: preparation

The exit inspection is the moment when the landlord or property manager checks whether the property is returned in a compliant condition, taking into account normal wear and tear.

How to prepare

1. Re-read the entry inspection to identify pre-existing defects
2. Carry out a thorough end-of-lease clean — see end-of-lease cleaning. Also consult our property handover guide for full preparation
3. Repair minor damage you caused (fill dowel holes, touch up paintwork)
4. Remove all personal belongings without exception
5. Check the cellar, attic and letterbox
6. Take your own photos before the inspection

On the day of the exit inspection

• Be present (or appoint a trusted representative)
• Accompany the landlord’s representative through each room
• Challenge immediately if damage is wrongly attributed to you
• Ask for explanations for every point noted
• Do not sign the report if you disagree with its contents
• Note your reservations in writing on the report before signing

Normal wear and tear vs damage: the essential distinction

This is the most frequently contested point during an exit inspection. Swiss law is clear: the tenant cannot be held responsible for normal wear and tear resulting from proper use of the property.

Examples of normal wear and tear (not attributable to the tenant)

• Slight discolouration of paintwork due to light
• Wear marks on parquet in traffic areas
• Yellowing of silicone sealant in the bathroom
• Wear on taps and door handles
• Small marks on walls at switch height
• Wear on the kitchen worktop from daily use
• Fading of blinds exposed to sunlight

Examples of damage (attributable to the tenant)

• Holes in walls not filled (beyond small dowel holes)
• Cigarette burns on the floor, walls or worktop
• Deep scratches on parquet caused by unprotected furniture
• Paint stains on carpet
• Broken tiles from a dropped object
• Mould caused by the tenant’s failure to ventilate
• Damage caused by pets (scratches on doors, urine stains)
• Unauthorised modifications to the property

ACLE material lifespan table

The joint lifespan tables for housing elements serve as the reference in Switzerland for calculating the share of normal wear. Here are the accepted lifespans for the main elements:

Floor coverings

Paintwork and wall coverings

Sanitary fittings

Kitchen and appliances

Miscellaneous

How is the wear deduction calculated?

The principle is simple: if an element has exceeded its theoretical lifespan, no costs can be charged to the tenant, even if there is damage. If the element is more recent, the tenant only pays the residual value.

Calculation formula

Tenant’s share = Replacement cost x (Remaining lifespan / Total lifespan)

Worked examples

Example 1: Carpet laid 8 years ago (lifespan: 10 years), replacement cost: 2,000 CHF

• Remaining life: 2 years out of 10
• Tenant’s share: 2,000 x (2/10) = 400 CHF

Example 2: Paintwork redone 9 years ago (lifespan: 8 years)

• The paint has exceeded its lifespan: the tenant owes nothing, even if the walls are in poor condition

Example 3: Laminate parquet laid 3 years ago (lifespan: 15 years), deep scratch, repair cost: 800 CHF

• Remaining life: 12 years out of 15
• Tenant’s share: 800 x (12/15) = 640 CHF

Rights in the event of a dispute

During the inspection

• You have the right to be present at the exit inspection
• You may challenge any finding you disagree with
• You may record reservations on the report
• You may refuse to sign if the report does not reflect reality
• You may be accompanied (a friend, ASLOCA member, expert)

After the inspection

If the landlord claims costs you consider unjustified:

1. Contest in writing (registered letter) stating your reasons for refusal
2. Produce your evidence: entry and exit photos, entry inspection report, correspondence
3. Apply to the conciliation board — the procedure is free
4. Seek advice from ASLOCA or a specialist lawyer
5. If conciliation fails, take the matter to court within 30 days

Limitation of claims

• The landlord must flag defects at the exit inspection or within a reasonable period (a few days)
• Claims are time-barred after 1 year from the return of the property (Art. 267a CO)
• After this period, the landlord can no longer claim anything

Practical tips for a successful inspection

At entry

• Do not rush: take all the time you need
• Test everything: every tap, every switch, every window
• Photograph in high resolution: details matter
• Send a summary email on the same day with photos
• Report in writing any defect not mentioned in the report in the days that follow

At exit

• Arrange a professional clean if the budget allows — it is often worthwhile. Request a free quote for a turnkey service including cleaning
• Fill dowel holes with white filler
• Do not repaint if the paint is more than 8 years old (it is normal wear)
• Document your repairs with before/after photos
• Arrive before the landlord’s representative for a final inspection round
• Keep a copy of the signed report

Frequently asked questions