The decision is made: you are going to let your flat. Perhaps it is an inherited property, a home you are leaving without selling, or a buy-to-let investment that needs to start working. Whatever the reason, the question that follows immediately is often the same: where do you begin? Letting a flat is not simply a matter of posting a listing and collecting applications. It is a series of ordered steps, each of which conditions the next — and some of which bind you for the entire duration of the lease.
What rent to ask, and how to justify it
Before the listing comes the rent. Apparently straightforward, this figure is in reality governed by two frameworks that coexist in Swiss law: the admissible yield on invested capital, on one hand, and prevailing rents in the neighbourhood, on the other. A landlord may in principle rely on either of these two criteria to set the initial rent. The difficulty is that calculating them correctly requires precise documentation — purchase price, running costs, value-enhancing works — and a detailed knowledge of the local market.
The chronicle Setting the rent: admissible yield and prevailing local rents covers both methods in detail. What matters here: a rent set too high slows the letting process and exposes you to a challenge by the tenant within thirty days of taking possession; a rent set too low reduces the yield for the entire duration of the lease, since subsequent increases are strictly conditional on a rise in the reference mortgage rate or on value-enhancing works. Taking the time to calibrate this figure carefully at the outset is one of the most worthwhile things a landlord can do.
The official form, mandatory in the canton of Vaud
In the canton of Vaud, the landlord must notify the initial rent to the tenant on an official form (loyer initial / formule officielle). This obligation is set out in federal law, but the precise format is a cantonal matter: the tenant receives the document at the latest upon handover of the keys, and must be able to read not only the rent requested but also the rent paid by the previous tenant, if any, together with the justification for any increase. If the form is absent or incorrectly completed, the tenant may challenge the initial rent within thirty days before the conciliation authority, regardless of the length of the lease.
This is something many private landlords discover too late. The form is not just another administrative formality: it determines the validity of the agreed rent.
Preparing the property before viewings
A well-presented flat lets more quickly and attracts stronger candidates. Before viewings, a few checks are in order:
- The general condition: paintwork, seals, handles, blinds — everything visible at first glance.
- The fittings: hob, water heater, ventilation, smoke detectors. A landlord is required to hand over a property in good working order.
- The documents to gather: the PPE (condominium ownership) rules where applicable, service charge statements, the most recent heating account, a floor plan, and where relevant an ECA insurance certificate.
- The check-in report (état des lieux d'entrée): this document, signed jointly with the tenant, protects both parties. It must be precise, dated, and ideally accompanied by photographs.
A well-documented property reassures serious candidates and reduces disputes at the end of the tenancy. It is also what property management agencies and brokers verify before representing you: an incomplete file slows the entire process.
Choosing the right tenant
This is the step landlords most often underestimate — and the one with the most lasting consequences. A residential lease is difficult to terminate before its end: the grounds for extraordinary termination are strictly defined by the Swiss Code of Obligations (CO), and even ordinary notice must follow precise deadlines and formal requirements. Choosing a tenant is therefore not simply a matter of instinct: it is a binding decision.
The elements to verify before signing:
- Creditworthiness: a recent extract from the debt enforcement register, proof of income, the most recent tax assessment or salary certificate.
- Professional stability: an open-ended employment contract or, failing that, a clearly documented professional situation.
- References: a conversation with the previous landlord is always informative.
- Consistency of the file: do the details provided match the documents submitted?
A complete and well-structured Tenant File makes this verification straightforward. It also gives a serious candidate a real advantage in a market where landlords sometimes receive several applications for the same property.
Rent deposit and lease agreement
Once the tenant has been selected, two documents frame the start of the lease.
The lease agreement must state at a minimum: the net rent, service charges (either flat-rate or provisional), the duration (fixed-term or open-ended), and any special clauses. It is advisable to use the forms drawn up by recognised professional associations in the canton, which cover the most common situations and have been legally tested.
The rent deposit (garantie de loyer) is capped at three months' net rent for a residential property, in accordance with Article 257e of the Swiss Code of Obligations. It must be held in a blocked account opened in the tenant's name with a bank, or covered by an approved surety company. A landlord may not hold the deposit directly in their own account: this would be contrary to the law.
The handover of the keys, finally, is a specific moment: it must coincide with the signing of the check-in report. This is when the property officially changes hands — and when the respective responsibilities begin to run. The handover of the keys deserves careful preparation, not a five-minute exchange on the doorstep.
Managing yourself or entrusting an agency
Some landlords manage the entire process themselves: they know their property, the neighbourhood, and have the time to meet candidates and review files. This is perfectly possible, provided you know the rules — in particular the official form, the notice periods, and the maintenance obligations.
Others prefer to entrust the letting to an agency: time saved, legal certainty, access to a pool of qualified candidates. This is not a matter of principle: it depends on your availability, your knowledge of the legal framework, and what you consider your time to be worth.
What cannot be delegated, however, is the final decision. You sign the lease. You choose the person to whom you are entrusting your property for several years. An agency presents candidates, checks files, and advises you — but the choice remains yours.
Letting a flat means entering into a lasting legal relationship: attending to it carefully from the very first document prevents most of the disputes that arise, much later, from a poorly drafted contract or a forgotten form.
Your situation may differ from this general case: a property in co-ownership with particular rules, a furnished flat to let, a tenant taking over the lease from a previous occupant. Each of these configurations has its own rules, and a question put at the right moment to a notary or an Advisor avoids a great deal of complication. Alexandre is available to review your property with you, step by step, before the first listing is published.
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