In Switzerland, the monthly rent you agree to is just the base amount. On top of that come the Nebenkosten — known as frais accessoires in French — which are the additional costs covered by the tenancy agreement but which are not included in the net rent.
What might it include? Heating, hot water, electricity in communal areas, lift maintenance, stairwell cleaning, rubbish collection, and in some cases even cable TV or cold water. It depends on the contract and the building.
There are two ways of handling this. The first is a fixed monthly advance payment (Akonto), which is an estimate, and at the end of the year the landlord calculates the actual costs. If you have used more, they charge you the difference. If you have used less, they refund you the surplus. The second is a fixed lump sum (Pauschale), with no subsequent settlement.
What many people don’t realise is that if your landlord manages your service charges using the Akonto system, they are legally obliged to send you a detailed annual breakdown. And you have the right to check the supporting documents and to dispute the statement if you are not satisfied with it. The deadline for doing so is usually 30 days from the date you receive the document.
Whether you’re signing a new tenancy agreement or haven’t checked your bill for a while: check which system your landlord uses and whether the service charges are itemised in the contract. Not all landlords explain this up front.
Legal basis: Articles 257a and 257b of the Swiss Code of Obligations (CO).