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Notice of defects in a rented home, with a deadline and rent reduction, in German (Switzerland)
Switzerland · in German · for tenants
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For tenants in Switzerland with defects in their flat: the written notice of defects to the landlord or the agency. It describes the defects, sets a deadline to repair them (Art. 259a and 259b of the Code of Obligations, OR), asks for a rent reduction from the time the landlord knew of them (Art. 259d OR) and can give the written warning that rent will be deposited, which Art. 259g OR requires first. It names your canton's conciliation authority, whose procedure is free. Print, sign, enclose photos and send by registered post. In German.
- Made for use in Switzerland
- Last updated November 4, 2026
Published byDocMuse
When to use this document
- The heating in your rented flat in Switzerland has broken down and the agency does not react.
- Mould, building-site noise or a broken lift has been bothering you in your flat for weeks.
- You reported a defect by phone and nothing has happened.
- You want to ask for a rent reduction for as long as the defects in the flat are not fixed.
What you fill in
The details the document asks for.
- Tenant
- Tenant's address
- Landlord
- Landlord's address
- City
- Date
- Address of the property
- Date of the contract
- Defects
- Date you first reported the defects
- Deadline
- Contact phone
- Rent reduction you ask for (in % or CHF a month)
- Warn that rent will be deposited (Art. 259g CO), or only reserve your rights
- Canton of the flat: tenancy conciliation authority
Common questions
- How much can rent be reduced for defects in a Swiss flat?
- A reduction in proportion to how far the defect impairs the use of the flat, from the time the landlord learned of it until it is repaired (Art. 259d OR). The law sets no fixed percentages; court practice and tenants' associations' overviews give guidance. Small cleaning and repairs are the tenant's own (Art. 259 OR). Keep paying the full rent until you agree: simply paying less risks notice for arrears (Art. 257d OR).
- How does depositing the rent work when a Swiss landlord does not repair defects?
- First you set the landlord a reasonable deadline in writing and warn that rent will be deposited; this letter's first choice does that (Art. 259g para. 1 OR). If the defect is not repaired by then, you announce the deposit to the landlord in writing and pay each future rent, by its due date at the latest, to the office your canton designates, following that office's own procedure; the conciliation authority tells you which office it is. Rent deposited so counts as paid. Within 30 days of the first deposited rent falling due you must bring your claims before the conciliation authority, or the deposited rent goes to the landlord (Art. 259h OR).
- Does the Swiss tenancy conciliation procedure cost anything?
- No court fees are charged in conciliation over the lease of a home (Art. 113 para. 2 let. c ZPO), except for proceedings brought in bad faith or recklessly (Art. 115 ZPO). You apply in writing or in person to the conciliation authority where the flat is; many authorities offer their own form free. If there is no agreement and you then go to court, costs can arise there.
How you can sign this document
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