Basis: Application for a reduction pursuant to Art. 270a of the Swiss Code of Obligations (OR)
If the landlord is no longer achieving a reasonable return due to a significant change in the basis for calculation – particularly due to a reduction in costs – you can challenge the rent as unfair and demand a reduction. This applies in particular if the reference interest rate has fallen.
A reduction in rent can be requested at the earliest from the next notice date. For flats, a notice period of three months to the date customary in the locality generally applies (Art. 266c of the Swiss Code of Obligations). The request should therefore reach the landlord before the start of this period.
Four-step process
The usual procedure is as follows:
- Make a rough estimate of your entitlement, for example using the rent calculator.
- Send the request for a rent reduction in writing to the landlord or property management, stating the property, the net rent and the desired date.
- Awaiting a response: The landlord must respond to the request within 30 days (Art. 270a(2) of the Swiss Code of Obligations).
- In the event of a rejection or failure to respond, the conciliation authority may be contacted within 30 days. The conciliation procedure is generally free of charge in tenancy matters.
Typical reasons for rejection by administrative bodies
Administrative bodies frequently reject requests on the basis of the following arguments, which must be assessed on a case-by-case basis:
- Increased maintenance, operating or administrative costs that offset the reduction in full or in part.
- Cost-of-living adjustment on risk capital; in practice, up to 40 per cent of the rise in the national consumer price index (Art. 16 VMWG).
- Rent in line with local and neighbourhood standards (Art. 269a of the Swiss Code of Obligations).
- Value-enhancing investments since the last rent review.
- A rent that has already been set at a lower reference rate.
Apply for a rent reduction
Using the ‘Rent Reduction’ service, you can create your request for a rent reduction online. We will send it to your landlord via ‘A-Post Plus’ or registered post.
Frequently Asked Questions
The reduction will apply from the next notice date at the earliest. For flats, the notice period is usually three months. The request should therefore reach the landlord in good time before the start of this period.
For evidence purposes, it is advisable to send a letter, preferably by registered post. This provides proof that the request was received by the landlord and when.
You may refer the matter to the cantonal conciliation authority for tenancy matters within 30 days of the rejection or after the expiry of the response period.
More on the topic of rent
- Rent calculatorSwiss rent calculator: Calculate a rent reduction (2026)
- Swiss reference interest rateCurrent mortgage reference interest rate in Switzerland (BWO), history since 2008 and the rent reduction per quarter percentage point. With free calculator.
- Inflation (LIK) and cost increasesWhy landlords may deduct 40% of inflation (LIK) and a flat-rate allowance for cost increases: clearly explained, with a sample calculation and a free calculator.
This page provides general information and is not a substitute for legal advice. In individual cases, cost increases, investments or local and neighbourhood customs may lead to a different outcome.
By Kubilay Demirci, AboQuit.ch · Last reviewed:
Sources
- Obligationenrecht (OR), SR 220, insbesondere Art. 269a und Art. 270a
- Verordnung über die Miete und Pacht von Wohn- und Geschäftsräumen (VMWG), SR 221.213.11, insbesondere Art. 12, 12a, 13 und 16