Apartment handover inspection in Switzerland (Wohnungsabnahme): pass on the first visit
A guide to the Swiss Wohnungsabnahme: what inspectors check room by room, the wear-and-tear rules under OR Art. 267a, and how to protect your security deposit.
The apartment handover inspection, known in German as Wohnungsabnahme and in French as remise de logement, is one of the most financially significant moments in any Swiss tenancy. Fail to meet the standard and your landlord can deduct directly from your security deposit, sometimes thousands of francs. This guide covers what happens during the inspection, what Swiss inspectors look for, and how to prepare so you pass on the first visit.
What is the Wohnungsabnahme?
The Wohnungsabnahme is a formal inspection held at the end of your tenancy. A representative of the landlord or property management company walks through every room and compares its current state against the original handover protocol (Übergabeprotokoll) from when you moved in.
Any damage or deterioration beyond normal wear and tear (normale Abnutzung) can be charged against your security deposit. Swiss inspectors take this process seriously: they work systematically, and the standards they apply are high.
The inspection is not optional. Attend in person and bring a copy of your original handover protocol.
What Swiss inspectors check: room by room
Kitchen
The kitchen draws closer scrutiny than any other room. Inspectors check:
- Oven and grill: interior walls, racks, and door glass for grease and baked-on residue
- Extractor hood: filters, fan housing, and underside for grease buildup
- Refrigerator and freezer: all shelves, drawers, door seals, and any ice buildup
- Dishwasher: filter, door seal, and interior drum
- Worktops and sink: limescale, scratches, and staining
- Cupboard interiors: shelving surfaces, hinges, and drawer runners
- Tiles and splashbacks: grout lines and degreasing
Bathrooms
Switzerland has notoriously hard water, and limescale is the main concern here.
- Shower tray and screen: calcium deposits, soap scum, and mould on silicone seals
- Toilet: bowl interior (under the rim), exterior, seat hinges, and cistern exterior
- Basin and taps: descaling and polishing
- Grout lines: mould and discolouration
- Bathroom mirror: water spots and streaks
- Extractor fan: dust buildup on the cover grill
Living rooms and bedrooms
- Walls: marks, scuffs, and holes from picture hooks or shelving
- Ceilings: smoke staining, water marks, and dust on light fittings
- Floors: scratches on parquet or laminate, staining on carpets, mortar on tiles
- Windows: glass (inside and outside where accessible), frames, and sill staining
- Window tracks: dirt, dead insects, and oxidation in sliding tracks
- Blinds and shutters: slat condition and dust
- Built-in wardrobes: interior shelving and door runners
Doors and fittings throughout
- Door frames and handles (fingerprints, grime, and paint damage)
- Light switches and socket covers
- Radiator panels (dust between fins and on top)
- Skirting boards along all walls
What counts as normal wear and tear?
Swiss tenancy law (OR Art. 267a) draws a line between damage you must repair and normal wear, which is the landlord's responsibility. That line causes plenty of disputes.
<<<<<<< HEAD
| You are not responsible for | You are responsible for |
|---|---|
| Minor wall scuffs from furniture | Large holes from shelving anchors |
| Light carpet flattening in traffic areas | Stains, burns, or bleach damage on carpet |
| Faded paint after 8-10 years | Repainting walls damaged by misuse |
| Small scratches on parquet over time | Deep gouges or water damage to parquet |
| Slight yellowing of plastic fittings | Broken switches, cracked tiles |
| Worn key or handle finishes | Missing keys (you pay for lock replacement) |
| ======= | |
| You are not responsible for | You are responsible for |
| ---------------------------------------- | ------------------------------------------- |
| Minor wall scuffs from furniture | Large holes from shelving anchors |
| Light carpet flattening in traffic areas | Stains, burns, or bleach damage on carpet |
| Faded paint after 8–10 years | Repainting walls damaged by misuse |
| Small scratches on parquet over time | Deep gouges or water damage to parquet |
| Slight yellowing of plastic fittings | Broken switches, cracked tiles |
| Worn key or handle finishes | Missing keys (you pay for lock replacement) |
6ae4ddb (refactor: code formatting)
The Paritätische Lebensdauertabelle (Swiss life expectancy table for building components) governs how costs are prorated. A carpet with a 10-year life expectancy that fails after 7 years: the tenant pays 30%, the landlord 70%. Use this table to dispute any deduction that seems disproportionate.
How to prepare for your handover inspection
4 weeks before
- Review your original handover protocol: note every condition documented at move-in
- Walk through every room and photograph anything that could be disputed
- Book a professional end-of-tenancy cleaning service with a handover guarantee (Abnahmegarantie)
- Arrange carpet steam cleaning if carpets are present
- Order replacement items: lightbulbs that have failed, missing keys, or broken fittings
1-2 weeks before
- Complete all furniture removal first: never clean around items still in the property
- Fill nail and screw holes with filler (check your rental agreement first)
- Have the professional clean completed and walk through yourself before the inspector arrives
- Photograph every room systematically after cleaning
Day of the inspection
- Arrive 15 minutes early
- Bring your original handover protocol and move-in photographs
- Bring all keys, access cards, mailbox keys, and parking permits
- Take photographs throughout the inspection with the inspector present
- Do not sign the handover protocol if you disagree with anything: ask for time to review it, or get advice from the tenant association (Mieterverband)
The handover guarantee: your best insurance
A cleaning company offering an Abnahmegarantie (handover guarantee) commits to something specific: if the inspector flags cleaning deficiencies on the day, the company comes back and re-cleans those areas at no extra charge. This is standard practice in Switzerland, and it removes the most common source of deposit disputes.
What a handover guarantee typically covers:
- Re-cleaning any area flagged during the official inspection
- A return visit within 24-48 hours of the inspection
- No additional charge for the return visit
What it does not cover:
- Pre-existing damage you did not disclose
- Structural repairs or painting
- Items damaged during the tenancy
When you book a cleaning company for your move-out, confirm in writing whether the handover guarantee is included and what its specific terms are.
Common reasons Swiss tenants lose their deposit
These are the most frequent causes of deductions at Swiss handover inspections:
- Limescale in bathrooms and kitchen: hard water deposits on taps, showerheads, and tiles
- Greasy extractor hood filters: the single most commonly missed item in kitchen cleaning
- Oven interior: grease and carbonised residue that was not cleaned regularly
- Missing keys: lock cylinder replacement can cost CHF 200-800
- Wall holes not filled: from picture hooks, monitor arms, or shelving brackets
- Dirty window tracks: dust and insects accumulate invisibly
- Carpet stains: any staining beyond normal wear is chargeable
- Broken or missing fittings: light switches, towel rails, door stops
Disputing deposit deductions
If you disagree with a deduction:
- Do not sign the protocol under protest without noting your objection in writing. Write "signed under protest regarding specific item" directly on the document.
- Consult the Swiss Tenants' Association (Mieterverband): they offer free or low-cost advice to members.
- Request the life expectancy table: for any item being charged, ask for the proration calculation in writing.
- File a conciliation application if the dispute cannot be resolved directly. Swiss tenancy disputes go through the cantonal conciliation authority (Schlichtungsbehörde) before reaching any court.
Swiss tenancy law gives tenants meaningful protection. A tenant who attends the inspection, has documented the property's condition beforehand, and booked a professional cleaning with a guarantee is in a strong position.
Frequently asked questions
Does the landlord have to be present at the handover inspection?
The landlord or their authorised representative must be present. In most cases, this is a property manager from the management company. You are entitled to attend, and should always do so: never let a handover happen without you.
How long does the handover inspection take?
For a 2-3 room apartment, typically 30-60 minutes. For a larger property, 60-90 minutes. Complex properties with significant issues may take longer.
Can I have a witness at the inspection?
Yes. You can bring a partner, a friend, or a representative from the tenant association. A witness helps most when you already expect a dispute.
How long does the landlord have to return my deposit?
Swiss law requires the deposit to be released promptly once the property has been accepted and any legitimate claims resolved. In practice, if the inspection is clean and there are no claims, deposits are typically returned within 30-60 days. The landlord cannot withhold the deposit indefinitely: the Schlichtungsbehörde can be engaged if release is unreasonably delayed.
What happens if I fail the first inspection?
The inspector documents the deficiencies. You typically get the chance to fix them, either through a cleaning company return visit (if covered by the handover guarantee) or by booking additional services. A second inspection is then scheduled.
Where Ofero comes in
Ofero connects Swiss tenants with verified end-of-tenancy cleaning companies, including several that offer a full handover guarantee (Abnahmegarantie).
Describe your apartment once, get quotes back from multiple providers, and pick the one whose guarantee actually covers what worries you most.