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Reporting defects in a rented home and asking for a rent cut, in Italian (Switzerland)
Switzerland · in Italian · for tenants
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For tenants in Switzerland living with defects in their flat: the written notice of defects to the landlord or the agency. It lists what is wrong, sets a date for repairs (Art. 259a and 259b of the Code of Obligations, CO), claims a lower rent from the time the landlord knew (Art. 259d CO) and can include the written warning that the rent will be paid into deposit, which Art. 259g CO requires first. It names your canton's conciliation authority, where conciliation is free. Print it, sign it, add photos and post it registered. In Italian.
- 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 failed and the agency does nothing.
- Damp and mould, building noise or a broken lift have been a problem in your flat for weeks.
- You reported a leak or a fault by phone and nobody has come to fix it.
- You want to ask for a rent reduction until the defects in your flat in Ticino are put right.
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 large a rent cut can defects in a Swiss flat justify?
- One in proportion to how much the defect spoils the use of the flat, running from when the landlord learned of it until it is fixed (Art. 259d CO). No percentages are laid down in law; case law and tenants' associations' tables give a guide. Minor cleaning and small repairs fall to the tenant (Art. 259 CO). Go on paying the full rent until there is agreement, because simply paying less exposes you to notice for arrears (Art. 257d CO).
- What are the steps to pay rent into deposit over unrepaired defects in Switzerland?
- Begin by giving the landlord a reasonable deadline in writing with a warning that rent will be deposited — the first option in this letter (Art. 259g para. 1 CO). If the defect remains after that date, tell the landlord in writing that you are depositing, then pay each future rent, by its due date at the latest, to the office your canton designates (the conciliation authority tells you which), following that office's own procedure; it then counts as paid. You must take your claims to the conciliation authority within 30 days of the first deposited rent falling due, or the landlord receives it (Art. 259h CO).
- Is there a fee for tenancy conciliation in Switzerland?
- No court costs are charged in conciliation over a rented home (Art. 113 para. 2 let. c CPC) unless a party acts in bad faith or recklessly (Art. 115 CPC). You apply in writing or orally to the authority where the flat is; Ticino has several conciliation offices across the canton, each serving certain municipalities. If no agreement is reached and the case then goes to court, costs can arise there.
- Who can record defects in a rented flat in Ticino?
- Every municipality in Ticino appoints a property expert (perito degli immobili) and a deputy who advise and record findings in tenancy matters at the request of landlords, tenants or the conciliation offices (art. 12 and 13 of the cantonal act of 24 June 2010). Whoever asks pays the cost; the canton pays when a conciliation office orders the visit. The municipal office gives the expert's name, and the findings, with your photos, help prove the defects.
How you can sign this document
- Print it and sign by hand. The signature lines in the document are left blank on purpose — sign on them in ink.
- Sign it yourself with a qualified electronic signature. If you already hold a QES — Evrotrust, B-Trust, StampIT, ZealiD or any qualified provider on the EU Trusted List, on a card, a USB token, in a mobile app or in the cloud — our signing guide explains step by step how to sign this exact file without invalidating it. Step-by-step help, and a way to check it worked
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