What does «normal wear and tear» mean for a rental apartment?
When is the wear and tear of an apartment considered normal, and when is it excessive? And for what damage do tenants have to pay? The distinction is not always easy and often leads to disputes. Comparis shows what you need to pay attention to.
15.09.2026
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1. Tenancy law in Switzerland: what constitutes tenant damage?
For damage to the apartment – known as tenant damage – you, as a tenant, will be asked to pay. A distinction is generally made between normal and excessive wear and tear. The distinction is often not that simple and can lead to conflicts. Has the hob really been scratched too much? How many scratches on the parquet flooring are normal? What condition are the walls and doors in?
2. What is normal wear and tear for an apartment?
The law defines normal wear and tear as the careful use of an apartment in accordance with the contract. What’s considered normal wear and tear depends on various factors. This includes how long the person has lived in the apartment.
After 20 years, the bathroom may show more signs of use at the time of handover than after one year. If four people live under one roof, the apartment also goes through more wear and tear than a single household. A floor in a restaurant will be more worn than a living room floor. All of this needs to be taken into account.
Examples of normal wear and tear
Normal wear and tear includes, for example:
Dowel holes in the walls, provided these are properly filled in and there are not too many of them
Traces of pictures and furniture on the walls or yellowed wallpaper
Normal wear and tear of fitted carpeting
Examples of excessive wear and tear
Excessive wear and tear includes, among other things:
Deep scratches in the parquet flooring
Larger stains/carpet stains
Wooden walls scratched by pets
Scribbled wallpaper
When does the bathroom in the apartment need to be renovated? What happens if the new stove already has excessive wear and tear after five years? To address these questions, the homeowners’ association and the tenants’ association have jointly drawn up an impartial Lifespan table It shows how long each individual part of an apartment can be used for.
3. How much do you have to pay for damage?
In the event of damage caused by a tenant, two upper limits simultaneously. You pay at most the actual repair costs – and never more than the current value of the damaged item. Whichever amount is lower is decisive.
An example to illustrate this point: A damaged door could be repaired for 600 francs. According to the lifespan table it still has a current value of 300 francs. Then you owe 300 francs.
If the lifespan of a piece of furnishing has expired, generally no compensation is due.
| Case | The maximum you will pay |
|---|---|
| The furnishings will be replaced | Current value according to the lifespan table |
| The furnishings are being repaired | Actual repair costs – but no more than the current value |
| The service life has expired | Nothing, as a rule |
4. What damage can I repair myself?
Minor defects can be fixed by the tenants repair themselves, e.g. Filling plug holes, renewing seals or replacing missing home accessories. However, there is a risk that the work will not be accepted. If the work is not carried out correctly, the landlord can charge you for the costs of professional correction. This will result in double costs for you.
Caution: Repair work should be carried out before the new tenants move in. If pending renovations prevent the move-in or only allow it to a limited extent, you may be held responsible for the loss of rent and other inconveniences.
You may also renovate the apartment with the landlord’s consent and paint the walls, for example. In the event of major changes to the rental property, the following applies: unless otherwise agreed, you must restore the property to its original condition. In the case of major renovations, record in writing what work you are doing and what happens during handover of the apartment. These agreements usually stipulate professional restoration of the original condition.
Tip: The better you clean the apartment, the more likely you will see damage and be able to repair small scratches. With the help of an experienced cleaning company you can also have the most important work done.
Tenants are obliged to carry out «minor maintenance» themselves. A list of such repairs is often included in the rental agreements, List of such repairs as well as a maximum amount if something needs to be replaced. These tasks include replacing fuses, tightening loose screws or unclogging the syphon. What matters is not the amount, but whether you can carry out the repair yourself with normal DIY skills (Art. 259 CO). If specialist knowledge is required, the limit for minor maintenance has been exceeded and the landlord bears the costs.
5. Apartment handover protocol as evidence
The apartment handover protocol is important for both parties. It serves as evidence. Therefore, make sure both when moving in as well as when moving house to draw up a protocol.
The protocol should document all existing damage in writing and with photographs. You must send a list of any damage 10 days after moving in by registered post to the landlord. Set a deadline, by which date the defects must be rectified. Keep a copy of the letter.
The landlord must report damage immediately
If your landlord discovers any damage when you return the property, they must inform you of this immediately (Art. 267a CO). If this notice of defects, the claims are forfeited. An exception applies to defects that were not discernible during the usual inspection and only become apparent later.
For you, this means: compare a later invoice with the inspection report. Items that are not recorded there and only appear weeks later are often no longer enforceable.
6. What should be done if the tenant and landlord do not agree?
During the handover there are often misunderstandings: the landlord might demand the repair of damage that you have not caused as a tenant. Sometimes landlords also try to charge the tenant inadmissible costs for tenant damage.
To prevent these conflicts, you should accurately record the condition of the apartment before moving in and when handing it over. Find out in advance what damage you are liable for. If the parties disagree, the matter may be referred to the tenancy court.
Enter a reservation in the protocol
If both parties disagree, as to whether the wear and tear is normal or excessive, they can enter a reservation in the protocol. Important: you should not sign the protocol without reaching an agreement.
Many protocol forms contain wording that express your willingness to pay costs. If you confirm this with your signature, you are liable for those costs. In this case, add «does not count as an acknowledgement of fault» (in German: gilt nicht als Schuldanerkennung) to your signature. In this way, you revoke this willingness to cover costs.
7. What types of damage are covered under liability insurance?
Normal wear and tear is included in the rental price. Part of what goes beyond this may be covered by the liability insurance. This includes damage that was unforeseeable or due to carelessness, for example:
Red wine stains on the carpet
Cracks in the washbasin
Deeper scratches in the parquet floor
Small burn marks in the carpet
Children’s doodles on the wallpaper
Even if the insurance covers the damage, you have to pay the deductible. The amount of the deductible may be stipulated in the contract.
What types of damage are not covered under liability insurance?
As a rule, the following are not covered: unforeseeable damage that occur gradually. For example, if the apartment is barely ventilated or not at all and mould forms in the apartment due to the high humidity, the insurance will not cover it.
Clearly foreseeable damage, such as walls yellowed by cigarette smoke, will also not be covered. Damage caused by gross negligence as well as tenant damage caused intentionally.
Important: In the event of a claim, contact your insurance company immediately. The insurance company will clarify whether the damage is covered.
8. Examples of an apartment handover in Switzerland after 10 or 20 years
If you have stayed in an apartment for a long time, you should check the service life table carefully. If the service life is exceeded, tenants generally no longer have to pay any costs. This applies to both replacement and repair.
If you move out of your apartment after about 10 years, the service life of the refrigerator or the bathroom furniture has been exceeded. This means that even if the refrigerator is defective when you move out, you do not have to replace it at your expense.
If you move out of the apartment only after 20 years, the service life of laminate flooring as well as the dishwasher, hob and oven will also have expired.
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This article was first published on 31.08.2016
