Renting a home in Switzerland: the step-by-step process

12 min read · By Españoles en Suiza

The rental market is very competitive. You need an impeccable dossier: non-debt statement (poursuites), contract and 3 latest payslips.

Introduction

Renting a home in Switzerland is usually surprising for two reasons: (1) the competence in certain areas and (2) the importance of dossier. "Being able to pay" is not enough: agencies (régies/Verwaltungen) look for stable profiles, with complete documentation and no history of non-payments. The good news is that if you understand the process and get organized, your likelihood of success greatly increases.

Key points:
  • Prepare your dossier before to start visiting apartments.
  • The star document is Excerpt from prosecution (debt certificate in Switzerland).
  • Plan the "entry cost": deposit (up to 3 months), first month and move-in.

How the system works

1) Where the apartments are published

Most of the supply moves on portals such as Homegate o ImmoScout24. There are also agency websites and, in some areas, local groups. Top tip: Create alerts by area, price range and "Zimmer" (rooms) to react quickly.

2) Visit and candidacy

In Switzerland, visiting an apartment does not mean "reserving" it. Normally you visit and then present a candidacy formal with dossier. In collective visits, there may be dozens of candidates. Whoever delivers a complete and quick dossier usually has an advantage.

3) Selection and contract

The agency reviews the household's solvency and profile. If you are selected, they send you a contract or confirmation. If not, it is common not to receive a detailed explanation.

4) Entry: deposit, inventory and insurance

Before handing over keys, it is usually formalized:

  • Bail (guarantee): In housing, it is usually limited to a maximum of 3 months' rent and is deposited in a blocked account in your name (or with security insurance).
  • Inventory/condition of the apartment: the "état des lieux" is crucial. Defects are recorded; If you don't, they can charge you when you leave.
  • Civil liability (CR): very common to cover damage to third parties (for example, a water leak).

Requirements and rules

The tenant's dossier (what they usually ask for)

Real estate agencies usually ask for documentation to verify identity, income and "payment history." A typical dossier includes:

  • Copy of ID/passport and, if you have it, residence permit (if not, work contract + proof of registration can help).
  • Las 3 last payrolls (if you just arrived: contract + letter from the company with salary/start date).
  • Excerpt from prosecution (no debt certificate in Switzerland). It usually costs about tens of CHF and is requested with your address.
  • Agency form (people who will live, salary, contact, etc.).
  • In some cases: RC, references or short cover letter.

Golden rule: one third of the salary

Many agencies apply a rule of caution: the monthly rent should not exceed ~1/3 of gross household income. If it exceeds it, they can reject even if it fits "in your budget." Therefore, sometimes it is advisable to expand the area or adjust expectations at the beginning.

“Rooms” and “additional costs/charges”

Two details that cause misunderstandings:

  • Zimmer: The living room counts as a bedroom. A "3.5" is usually a living room + 2 bedrooms + a "middle" space.
  • Charges/additional costs: They may include heating/hot water and common expenses, but not always. Ask what goes in and what doesn't.

The contract: notice, dates and termination

The legal part changes by contract and canton, but there are very common patterns: the contract usually has termination dates specific (for example, end of quarter) and a notice (often several months). Furthermore, in some cantons official forms are used to communicate rent increases or termination. Practical translation: Don't assume you can leave "whenever you want" with 30 days.

Entry and exit: the inventory (état des lieux) is your insurance

On the day the keys are handed over (entry), an inventory of the condition of the apartment is carried out. Take photos and note any defects (scratches, stains, appliances, humidity). When you leave, the condition is compared and it is decided what corresponds to normal wear and what is attributed to you. Many disputes arise from not documenting the entry properly.

concrete examples

Example 1 — You arrive without Swiss payrolls yet

If you still do not have 3 payrolls, reinforce the dossier with: permanent contract, letter from the company with salary and start date, and a brief explanatory text. It doesn't guarantee success, but it improves your options.

Example 2 — Couple: one works, the other not yet

In many cases total income counts, but also stability. Attach the contract of the person you work for and explain the plan (search for the other, language, etc.). Some agencies accept guarantors, others do not.

Example 3 — They offer you "surety insurance" instead of bail

Instead of locking up several thousand CHF, you can pay an annual premium to a company that acts as a guarantor. It is useful if you arrive without liquidity, but it is not a "recoverable deposit": it is an annual cost. Compare pros and cons with Bail bonds.

Example 4 — Sublease (Untermiete) to get started

Many newcomers start with a room or a sublet so they can register and collect their first salary. It's a realistic strategy if you lack Swiss history. Even so, ask for a contract, clear rules and avoid "word" agreements.

Common mistakes

  • Incomplete dossier: In a competitive market, it's almost an "automatic no."
  • Not requesting the Betreibungsauszug on time: Apply for it as soon as you have an address.
  • Do not check the condition of the floor: Not pointing out defects when entering is one of the most expensive mistakes when leaving.
  • Fall for scams: Don't send money upfront without a real contract and verification (and beware of "keys in the mail").
  • Do not verify the advertiser: If the price is unrealistic or they pressure you, be suspicious and verify the agency/owner.
  • Ignore entry costs: deposit + first month + move + insurance add up quickly.

Practical tips

  • Have your dossier in a single PDF, well organized and ready to send the same day.
  • Write a professional mini-presentation (3–4 lines) to accompany the application.
  • For group visits: arrive on time, be brief and professional, and submit the application that same day (if you are interested).
  • If you have doubts about clauses in the contract or return of the deposit, seek support (for example, tenant associations) and review Bonds and rights.
  • Connect housing with budget and procedures: cost of living y first month.

Official sources