In short With condominium ownership you buy a flat and, with it, a share of a whole building. You decide about the building together with the other owners. So before you buy, check not just the flat but also the community and its finances.
What is condominium ownership?
Condominium ownership is a co-ownership share in a property. It gives you the exclusive right to use certain parts of a building on your own and to fit them out inside. This is set out in Article 712a of the Swiss Civil Code. Switzerland introduced it in 1965.
So you do not simply own «your flat». You own a share of the whole building and the land, plus the right to your rooms.
What is yours alone?
The exclusive right covers self-contained flats or business premises with their own entrance. Separate ancillary rooms can be added, such as a cellar or an attic compartment. Inside your rooms you are free. But you may not do anything that damages shared parts or changes how the building looks.
What belongs to everyone?
The law excludes some parts from the exclusive right. They always belong to all owners:
- the land,
- load-bearing parts, meaning anything that matters for the building’s structure and stability,
- parts that determine how the building looks, such as the façade and roof,
- installations that also serve others, such as heating, lift and stairwell.
| Part | Usual allocation |
|---|---|
| Kitchen, bathroom, flooring, non-load-bearing interior walls | exclusive right |
| Cellar compartment, hobby room | exclusive right, if the floor plan allocation says so |
| Roof, façade, load-bearing walls | shared |
| Heating, lift, stairwell | shared |
| Garden, garden seating area | shared, often with a usage right for one flat |
What applies in each case is set out in the deed of establishment, the floor plan allocation and the regulations.
The value quota
Every flat has a value quota (Wertquote). It is the flat’s share of the value of the whole property and is entered in the land register as a fraction with a common denominator, usually in thousandths.
The value quota decides two things:
- Costs: Shared costs are split by value quota unless the regulations say otherwise.
- Votes: Many decisions need a majority of owners that also holds a majority of the value quotas.
| Example | CHF |
|---|---|
| Roof renovation for the whole building | 400,000 |
| Your value quota | 125/1000 |
| Your share | 50,000 |
A value quota can only be changed with the consent of the owners directly affected and of the owners’ meeting.
Regulations and owners’ meeting
The regulations (Reglement) govern how the building is managed and used: house rules, cost allocation, usage rights, pets, letting. Adopting them takes a majority of owners that also holds more than half of the value quotas.
The owners’ meeting decides everything that is shared. It usually meets once a year. It has a quorum when half of all owners holding at least half of the value quotas are present or represented, and in any case at least two.
Who decides about building work?
| Type of work | Example | Approval needed |
|---|---|---|
| Necessary | Sealing the roof, replacing the heating | majority of all owners |
| Useful | Installing a lift, insulating the roof | majority of all owners that also holds the larger part of the value quotas |
| Luxury | Fountain in the garden, marble in the stairwell | all owners |
What this means for you
A majority can approve a necessary renovation even against your will. You then pay your share. This is why a well-funded renovation fund matters so much.
The renovation fund
The renovation fund (Erneuerungsfonds) is the community’s savings account for major work. The law mentions it but does not require it. In practice it is standard.
- How much to pay in? At least 0.4 % of the building insurance value per year is recommended while the fund holds less than 6 % of that value. Many regulations set only 0.25 to 0.5 %. For older buildings, experts consider 0.6 to 1 % appropriate.
- Who owns the money? The community. Your share matches your value quota. When you sell, it stays with the building.
- Taxes: Today, in most cantons and for federal tax, you can deduct contributions to the fund as maintenance costs if the fund is used only for maintenance and renewal. With the abolition of the imputed rental value, this deduction ends for owner-occupied flats from 2029. The share of the fund you pay for when you buy is not deductible.
| Example | CHF |
|---|---|
| Building insurance value | 5,000,000 |
| Annual contribution, 0.4 % | 20,000 |
| Your share at 125/1000 | 2,500 per year |
| Target size of the fund, 6 % | 300,000 |
Running costs
On top of mortgage interest and amortisation, you pay contributions to the community. These include:
- caretaking, cleaning and garden upkeep,
- building insurance,
- heating and hot water, if the system is shared,
- the property manager’s fee,
- contributions to the renovation fund.
For contributions from the last three years, the community can register a lien on the flat. This also applies to a new owner. Contributions the seller has not paid can therefore end up with you.
Include these costs when you work out mortgage affordability. Banks assume a flat 1 % of the purchase price for upkeep and running costs.
Checklist before you buy
Ask for these documents before you sign:
- Deed of establishment and floor plan allocation: What exactly belongs to your flat?
- Regulations and house rules: Are there rules that bother you, for example on pets or letting?
- Minutes of the last three owners’ meetings: Are there disputes or planned renovations?
- Renovation fund balance: How much is in it compared with the building insurance value?
- Budget and annual accounts: How high are the yearly contributions?
- Outstanding contributions: Has the seller paid everything?
- Usage rights: Do the garden seating area or parking space belong to the flat, or only a right to use them?
The other owners have a right of first refusal only if it has been agreed and noted in the land register.
Planned reform
The Federal Council wants to modernise condominium law. On 13 May 2026 it sent its dispatch to Parliament. Two points matter for buyers:
- Condominium ownership in buildings not yet built will be regulated explicitly. This mainly affects buying off-plan.
- Every owner is to be able to sue for a renovation fund to be set up.
Parliament has not yet decided. Until then, current law applies.
Frequently asked questions
What is the difference between condominium ownership and co-ownership?
Condominium ownership is a special form of co-ownership. You own a share of the whole property plus the exclusive right to use certain rooms and fit them out inside. Ordinary co-ownership has no such exclusive right.
What is a value quota?
The value quota (Wertquote) is your flat’s share of the value of the whole property, usually stated in thousandths. Shared costs are split by it, and many decisions count it alongside the number of owners.
How big should the renovation fund be?
The law does not require a fund. A common recommendation is to pay in at least 0.4 % of the building insurance value each year until the fund reaches about 6 % of that value. For older buildings, experts consider 0.6 to 1 % reasonable.
What should I check before buying a flat?
Read the deed of establishment with the floor plan allocation, the regulations and the minutes of recent owners’ meetings. Ask about the renovation fund balance, planned renovations and any contributions the seller still owes.
Sources
General information, not tax, legal or financial advice. Without guarantee.