Apartment handover protocol in Switzerland
Published 2026-10-19 · Updated 2026-10-19 · 3 min read · 2 sources · Verified Swiss federal benchmarks
Direct answer
At handover, sign a protocol listing room condition, meter readings, and keys; it fixes the baseline for deposit refunds. Rent deposits are capped at three months’ rent and must sit in a blocked account in the tenant’s name under CO Art. 257e.
Key facts
- Deposit maximum: three months’ rent for residential leases.
- Deposit must be held in a blocked bank account in the tenant’s name (CO Art. 257e).
- Handover protocol should note every scratch, appliance test, and meter reading.
- Photos and timestamps support you if the landlord claims later damage.
- Normal wear is not the same as negligent damage at move-out.
Before you accept keys
Walk every room with the landlord or agent before signing. Test taps, oven, hob, heating, and lights. Open and close windows, cupboards, and balcony doors.
Write every existing defect in the protocol, from scuffed parquet to a cracked tile. You inherit anything omitted. Take photos that show date and room context.
Count keys and remotes. Note parking spots and cellar numbers. Mismatch at move-out often becomes a fee unless documented now.
Deposit and blocked account
Residential rent deposits are capped at three months’ rent. Pay only into a blocked account (Mietkaution) in your name at a bank or post, not to the landlord’s private account.
CO Art. 257e requires the blocked account structure so neither party can unilaterally withdraw funds. Release needs agreed signatures after move-out unless a dispute is filed.
Interest belongs to you per contract defaults. Keep the bank confirmation for the entire tenancy.
| Topic | Rule | Tip |
|---|---|---|
| Deposit cap | Max 3 months’ rent | Refuse higher demands |
| Account type | Blocked, tenant’s name | Keep bank confirmation |
| Return timing | After final inspection | Match protocol to move-out date |
Worked example: deposit on CHF 2,100 net rent
Net rent CHF 2,100 per month. Maximum deposit CHF 6,300. If the agent asks CHF 7,000, refuse the excess; the cap is statutory for standard residential leases.
You transfer CHF 6,300 to the blocked account before keys. First month rent and Nebenkosten Akonto are separate payments and do not count toward the deposit cap.
At move-out after three years, the landlord claims CHF 800 for painting. Compare to move-in protocol. If walls were already marked, deduct only incremental damage beyond normal wear.
Move-out and deposit return
Schedule a joint inspection when possible. Bring the incoming protocol and photos. Clean to the lease standard; many contracts require professional cleaning with invoice.
Return all keys and update forwarding address the same day. Deposit release forms need both signatures unless mediation blocks funds.
If the landlord delays return without justified claims, tenant associations advise structured reminders citing the blocked account rules.
Common mistakes
Signing a blank or incomplete protocol because you are tired from moving.
Paying deposit cash to the landlord for convenience.
Skipping meter photos so heating disputes become your word against the Abrechnung.
FAQ
- Can the landlord keep the deposit for unpaid rent?
- Yes for justified claims with documentation. Challenge exaggerated cleaning or repair invoices.
- Is a video enough instead of a protocol?
- Video helps, but signed protocols carry more weight. Use both.
- Who pays for the blocked account fees?
- Follow the lease; many split or charge the tenant a small setup fee.
- What about minor nail holes?
- Note them at move-in. Unless the lease requires repainting, small holes from normal use may be wear.
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