Switzerland Information
Joined: 21 Oct 2006
Posts: 18
Home Country: switzerland
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 Posted: Wed Nov 01, 2006 2:04 am Post subject: HOUSING IN SWITZERLAND |
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HOUSING IN SWITZERLAND
RENTAL MARKET
In many regions of Switzerland it is extremely difficult to find affordable accommodation. In larger cities, it is even really hard to find expensive apartments!
According to Swiss Government data average rents in Switzerland in 2003 were as follows:
* 1 room apartment: CHF 600
* 2 room apartment: CHF 820
* 3 room apartment: CHF 970
* 4 room apartment: CHF 1220
Rents are significantly higher than the above in cantons such as Basel, Geneva and Zurich, since demand far exceeds what is available! You should therefore expect to use a large part of your income for rental payments.
Accommodation is normally rented unfurnished in Switzerland. Note that unfurnished really means ‘unfurnished’ (e.g. without light fittings, curtains or other furniture). However, many apartments are equipped with a stove/hob (normally with oven), refrigerator and sometimes even a dishwasher. In larger apartment blocks, there are often joint washing machines in the cellar/basement.
For many foreigners, moving to a Swiss apartment can often be a little shocking. Not only are you supposed to supply your own light fittings, but you might have to buy and install everything from the washing machine to – literally - the kitchen sink. This does not come cheap, so allow extra in your budget to get established.
The types of accommodation you might be looking for can be especially expensive: partly or fully-furnished apartments rented at short notice for relatively short periods. Nor is it easy to find apartments for larger families at reasonable rents.
The number of rooms does not include the kitchen (except in Geneva), bathroom or toilet. However, these are included when calculating the apartment size in square meters.
GETTING STARTED
Looking for an apartment in Switzerland can be a time-consuming and nerve-wracking experience. Whatever you do, give yourself plenty of time as you will be much more likely to get what you are looking for this way.
It's best to start looking before you leave or plan for free time to be dedicated to the search. If you are coming with your family, it may be more comfortable for them to arrive after you have found suitable accommodation. If you are arriving alone, the best solution may be to initially stay in a hotel/guest-house or with friends or acquaintances.
Unless you want to depend on getting lucky, you should consider several options for your apartment search. The most important thing is to have a very clear idea of what you’re actually looking for, or it is very easy to waste time. The best start is to get familiar with your new environment by walking around, seeing how transport works and asking other people about different neighbourhoods and areas.
On arrival in Switzerland, you may find it necessary to stay in temporary accommodation for a few weeks or months until you can move into an apartment. Many hotels and bed-and-breakfast establishments cater for long-term guests and offer reduced weekly or monthly rates.
There is a wide range of options when looking for an apartment. As always in life, the more you’re willing to pay (i.e. using an estate agent or relocation specialist), the easier your search will be.
For an efficient search, you should be familiar with the basic rental terms in Switzerland. Bear in mind that besides the basic rent, you may also have to pay additional charges for items such as garbage disposal, cleaning costs, water and heating.
CLASSIFIEDS
Classified advertisements for flats can be found in many local newspapers, particularly in the Wednesday and weekend editions.
You can find these offers in the Kleinanzeigen/Petites annonces (classifieds section) and then look for Immobilienteil/Immeuble (property). There you will find Vermietungen/Louage (flats to rent) and Wohnangebote/A vendre (flats to buy). Some cities have free newspapers with housing adverts. Notice boards with ads can also be found in supermarkets, churches and consulates.
Many papers have a website where they publish ads before print publication – this can be a real help to get a head-start on the best places.. There are also specialised websites for housing classifieds, such as www.immopool.ch and www.wgzimmer.ch (concentrates on flat-sharing).
When the ad gives a telephone number you should call as early as possible (from 7.30 a.m., unless stated otherwise) to make an appointment. Be aware that adverts can easily attract up to 100 phone calls. Landlords sometimes collect offers and then make joint appointments with applicants.
When the advert shows a Chiffre, you must send a letter to the newspaper quoting the Chiffre number, which is then sent to the advertiser. This is obviously more work than calling, but for this reason you will be competing with less people so it can be worth the effort.
Advertisements can be placed by property owners, real estate agents or by vacating tenants looking for someone to take over their lease before the notice period expires (see our section on contracts). Someone leaving an apartment will usually include Nachmieter gesucht in the ad and this can be a good way of avoiding estate agency fees. However, the vacating tenant might ask you to purchase some his furniture and kitchen equipment (an Abstand). An Abstand can be a better option than buying everything yourself, if priced reasonably.
ESTATE AGENTS
Real estate agents (Makler, agences immobilières) are private agents or companies that deal in the rental and sale of property. The addresses of estate agents can be found in the Yellow Pages.
Estate agents often have the most attractive accommodation, as many landlords do not wish to spend time looking for and contracting with tenants. In many cases, you never see the landlord as the agent handles all administrative tasks.
Most estate agents require the payment of a registration fee of around CHF 50, which is normally valid for 3 months. If the agent is successful, another commission is due. This varies between agents, but is usually equal to one month’s rent and should be specified by the agent in advance.
OTHER OPTIONS
For those on a small budget, share flats can be an alterantive to renting a full apartment.
When coming to Switzerland, you might want to consider living in a shared apartment ( Wohngemeinschaft/colocation). When it works out well, sharing an apartment can be a good solution, as you can often live in a better location and have more 'living space' than in a single-person flat. If you don’t know many people, it's also a great way to, make new friends and improve your language skills.
Shared apartments are particularly common among students and younger people, but you will also find 60-year-olds doing the same in Switzerland. Living in a shared apartment usually means sharing common kitchen and bathrooms. Note that individual rooms are mostly unfurnished.
The main challenges are to find a place (as always) and to make sure you are going to be able to get along with who you are living with. Have a good talk with your prospective flatmate/s to make sure your lifestyle expectations match. Conflicts over things like smoking, pets, late-night partying, recreational drug use, the washing up or the state of the bathroom are all easy ways to get into an uncomfortable arrangement. It can be a good idea to agree in advance how things like cleaning, buying household supplies and insurance are going to work before agreeing to move in.
Contracts for shared flats
When sharing rented property, the contract should have all of the names of tenants. If your name is not on the contract, you might not be able to stay there if the other people leave. It often happens that a tenant will offer a sublet without wanting to change the contract. This can be an easy solution as you leave someone else to make sure everything is OK with the landlord, but be aware you could be chucked out at any time!
There are some internet sites that are specialized on people searching for shared flats or flatmates. One of them is www.wgzimmer.ch (only German). The student portal www.students.ch has classifieds for rooms and whole apartments (English and French).
COMMON RENTAL CONTRACTS
When an apartment is rented a rent contract is signed. This contract contains details about the apartment, in addition to the rights and obligations of tenant and landlord.
A normal contract should contain the following details:
* length of the agreement
* rent amount
* amount of additional costs (heating, water, garbage disposal etc.)
* term of notice (3-6 months is normal)
* amount of deposit (and the interest it earns)
* an agreement on redecoration when you move in or move out (you only decorate once)
* conditions for rent increases
* a protocol about the state of the apartment (Übergabeprotokoll, état des lieux)
* in the case of furnished rooms, an inventory of all items (check in the presence of the landlord whether all the items are in good order. If damaged, have this documented in writing, so that you don't have to pay for the damage when you move out)
* the general house rules
* a definition of the repairs that the landlord is responsible for and those which you have to pay for
Once the contact is signed both parties are legally bound by it. Before signing, it is therefore essential to carefully read and understand the document even though they are usually long and difficult to read. Be aware that Swiss landlords will expect the contract to be observed to the letter (which is true for any agreement you make in Switzerland!). However, there are legal protections which can limit the validity of certain clauses within rent contracts (generally to your favour).
Tenants’ associations - legal help and advice
If you do not understand parts of the lease or if you feel that unusual conditions are being imposed, get advice from a native colleague/friend/teacher/professional.
It may also be worthwhile to join the local tenants’ association (Mieterverband, association des locataires) to get immediate advice and professional support. If a conflict between tenant and landlord arises, a tenants’ association may be able to represent your interests.
Tenants’ associations can be found in most towns and cities. Besides direct legal advice, they also offer information brochures about tenancy agreements. You can find your local tenant’s association by contacting one of the national associations:
* Schweizerischer Mieter- und Mieterinnenverband (MV, www.mieterverband.ch): For German- speaking Switzerland
* ASLOCA ( www.asloca.ch): For French-speaking Switzerland
* Associazione Svizzera Inquilini ( www.asi-infoalloggio.ch): For Tessin
Deposits (Kaution/Caution)
Most landlords ask for a deposit (Kaution/Caution) which is refunded when you move out, in addition to interest earned in the meantime. However, if damage has occurred, the landlord is allowed to retain the required amount for repairs from the deposit. A normal deposit consists of the equivalent of one to three months’ rent.
Rent & Communal charges
Rent ( Miete/Loyer), is the amount paid to the landlord every month. This is the Kaltmiete (cold rent) plus the extra costs such as garbage disposal, street and house cleaning costs, heating and water costs.
Additional costs depend on the apartment and its location and are individually detailed in the contract. Additional costs such as heating, gas, water and electricity costs are usually dependent on individual usage and are paid monthly at a predetermined fixed rate. Meters are read yearly and you are then refunded or have to pay extra depending on what you have used.
Other additional costs (such as garbage disposal, street and house cleaning) depend on the size of the apartment. In some cases, especially in old apartments, this can also apply to some of the individual costs stated above. For example, if a house doesn’t have individual measurement of heating for each apartment, then the total cost is split between the apartments according to their relative size.
Most landlords expect rent to be paid by automatic bank transfer or standing order; this is usually specified in the contract.
House rules & regulations
A lease will also contain general rules which apply to you as a resident tenant. In many apartment blocks with numerous tenants, these rules are often summarized in a separate document ( Hausordnung/ règlement d’immeuble). Among other things, they can stipulate the following:
* No excessive noise between 22:00-06:00 and 13:00-14:00. Note that your Swiss neighbours will probably take this rule very seriously and will expect you to do likewise!
* No showers or baths between 22:00-06:00.
* Restrictions for children, i.e. no playing on the grass.
* A rule stating that you’re not allowed to leave your shoes in front of your door.
* Stipulations about the separation of different types of garbage.
* Rules for commonly used rooms such as the washing machine room.
Take into account these rules form part of your contract; breaking them can give your landlord the legal right to kick you out of the apartment. This can come as a bit of a shock to foreigners coming from less ‘regulated’ countries. So do not be surprised if your housewarming party causes complaints from your new (and now very angry) neighbours. A personal introduction on your move in can help here, though it’s not standard in Switzerland.
House care taker: In houses with a number of tenants, there is often a Hausmeister (caretaker) and Hausverwaltung (manager). The caretaker and manager are responsible for keeping everything running and organising repairs.
House Pets: Whether or not pets may be kept in an apartment must be discussed with the landlord and should form part of your rent agreement. If a tenant wants to have a pet in the flat where they already live then the rent contract or the landlord should be consulted to see if this is allowed. House pets are dogs, cats, birds, hamsters, etc.
Notice periods
Rental agreements will have a defined notice period included in the contract. This period applies if either party (you or the landlord) wish to terminate the agreement. However, a landlord is not allowed to cancel a rental contract without a reason.
The legal minimum notice for an open-ended rental contract is three months. This normally runs from the end of the month in which notice is given (older contracts may run from the end of the quarter). If you want to terminate a rental agreement, you should do so by sending a letter by registered mail ( Einschreiben/Lettre recommandée). A letter giving notice should be signed by all the tenants named on the contract.
Note that for many flats there is a minimum rental period of one year (for houses this can be longer). Nevertheless, you can probably move out of an apartment sooner if you find an acceptable tenant as a replacement.
Redecoration
You’re normally obliged to leave your flat completely clean. Note that the word ‘cleanliness’ has a special connotation in Switzerland, so don’t be surprised if you landlord puts on some white gloves to check for dust!
If want to avoid the hassle, consider hiring a specialized cleaning service for people moving out. You can find these services in the yellow pages under Umzugsreinigung or nettoyage pour remise d’appartment. As you’ve probably now noticed, moving house is not cheap in Switzerland - try to do it as little as possible!
Your contract should also state whether and what redecoration you are required to do when moving out. Most Swiss flats are handed over in a redecorated state. Redecoration can include:
* painting walls
* filling in small holes etc.
* fixing scratches on wooden floors
Defects and liability
Before moving into rented accommodation, make an appointment with the landlord to inspect it for any defects (scratches, stains, wear and tear, damage etc.). Write everything down, even if damage appears very slight. Otherwise you may find you will be charged for the repairs or your deposit will not be repaid to you in full when you move out. The list of defects and damage must be signed by the landlord and kept by you.
When you move out the same kind of appointment should be made with the landlord or manager to verify defects and damage. If the accommodation is in a noticeably worse condition than at the start of the tenancy the landlord may retain the deposit paid by the tenant in part or in full. Otherwise, you should prepare a written document of the transfer stating that the apartment has been transferred without defects or damage and that the deposit should be repaid in full.
It is advisable to have a Swiss friend/colleague with you during the transfer who knows the procedure and can make sure there are no linguistic misunderstandings.
House keys
Another important part of your lease is the listing of keys you’ve been given. Make sure you receive all keys stated in the document. If you lose any keys to your home, you will be held liable for having the locks changed, and if you loose a key to a common area, you will probably have to pay for new keys for your neighbours as well! Be careful, normally you cannot just make copies of keys in a shop, as many modern keys are numbered and you need a permission from the landlord to make a copy.
HOUSEHOLD & UTILITIES
When moving into a new apartment you often have to take care of a lot of things that might work differently in Switzerland than in your home country. The following list should help you to get started.
Registration: You normally register for electricity, gas and water at your local company (städtische Werke). In many cases, your landlord will do the registration for you, but you’re often required to pay a deposit of up to CHF 250.
Electricity, gas and water are either billed separately or together. The calculation is normally done every quarter, with meters being read every six months. During your first quarter, you may therefore be billed on estimated usage.
Water: Water costs are either determined individually depending on usage and the charges are levied with the rent. Water in Switzerland is generally hard, but there are a number of filter systems available to reduce or eliminate the calcium (Kalk) that builds up on heating elements and in pots and pans.
Electricity: In Switzerland, the current comes out of the socket at 220 volts and 50 Hz AC. Note that there are three different types of plugs in use with 2, 3 or 5 contacts. You are therefore likely to need adapters.
Heating: Most flats in Switzerland have central heating (Zentralheizung/chauffage central). The heating is normally turned off in warmer months.
Garbage disposal: In many Swiss regions you have to dispose your garbage in special ‘official’ garbage bags that are sold at CHF 2-6 per unit. If you dispose your garbage in a normal bag, the ‘garbage detective’ will find you and you will have to pay a penalty of some CHF 100. Remember: you’re in Switzerland!
Garbage separation: Due to increasing concern for the environment, it is common in Switzerland to sort rubbish into different types for recycling, instead of throwing it all in the same bin. There are normally several different bins in each apartment block. Separation is followed strictly by the Swiss and it can often be enforced by law.
Chemicals: Garbage with chemicals and poisons (i.e. batteries, motor oil, etc.) is not allowed to be disposed of in normal bins. There are special depots for this kind of garbage in Switzerland.
Old furniture and large electrical goods are classified as Sperrmüll (bulky waste) and are picked up by your local garbage disposal firm on special dates.
Old shoes and clothes can often be disposed of in large containers in towns and cities across Switzerland. Several times a year the Red Cross and other organisations call on citizens to dispose of their old clothes and donate them to charity. You can find addresses in the Yellow Pages or at your post office. |
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