In Switzerland, when tenants move out, property owners can increase prices for the incoming renters. How can you find out how much previous tenants paid, and what can you do about unjustified increases?
A study carried out in 2024 by the real estate company Wüest Partner, found that after a move to a new apartment, even a smaller one, a large portion of tenants pay higher rents than previous occupants.
One reason is the persisting — and, in some cases, worsening — housing shortage.
Another is that when an old tenant moves out and a new one arrives, landlords have the right to increase the rent by up to 10 percent.
This is legal and, unfortunately, many tenants have to put up with this hike. However, a problem arises when the property owner is raising the rent by more than 10 percent.
But even in such ‘abusive’ cases, tenants are not left without recourse.
What can you do?
If you suspect that your rent exceeds the 10-percent threshold allowed for increases, you can dispute it.
First, though, you must find out how much exactly the previous occupants of your dwelling were charged.
Fortunately, this information is public knowledge.
You have the right to ask what the previous rent was for the apartment, and the landlord must tell you.
Some cantons also require that, in addition to the new rent, the landlord must also disclose the amount of the old rent on an official form.
This is done to ensure that the new rent falls within the 10-percent allowance.
What if they don’t?
Most property owners do comply with the law in terms of increases, but if you happened to have one who doesn’t, act quickly.
That’s because you only have 30 days after signing the lease to dispute the rent.
You can report it to the Federal Housing Office (BWO) by a registered letter — again, within 30 days of signing the lease, explaining why you signed the contract, knowing the rent was excessive.
If you can prove that you signed it because you didn’t know your rent is significantly higher than that paid by the previous tenant, that might work.
The case could then be passed on the municipal conciliation authority, which will review the disputed rent increase and will take action on your behalf if it finds the hike exceeded 10 percent.
However, relatively few people file such complaints.
The reason for this reluctance, according to Linda Rosenkranz, an attorney for the Swiss Tenants Association (ASLOCA) is that “a dispute requires an appearance in front of the authority of conciliation and, if necessary, even in front of the court. This can be time-consuming and expensive.”
Another reason lies in the non-confrontational mentality of the Swiss: “they are very polite and fear conflicts,” she added.
This is confirmed by a study by Sotomo research institute, which found that tenants attach great importance to a good relationship with the landlord and don’t want to jeopardise it.