Lease Termination in Switzerland: Your Rights as a Tenant

Validity Conditions

Form Requirements

Official form: Art. 266l para. 2 CO requires landlord termination to be notified using the canton-approved official form, which informs the tenant of their rights. Absence of the official form renders the notice void (art. 266o CO).

Notification to both spouses: For family housing, notice must be served separately on both spouses or registered partners (art. 266n CO). Otherwise, void.

Deadlines: Art. 266c CO sets legal notice periods for residential leases: three months for the agreed or local customary term. Notice must reach the tenant by the last day of the month preceding the notice period.

Substantive Conditions

Prohibition of abusive termination: Art. 271 para. 1 CO prohibits terminations contrary to good faith. Termination is voidable when given: because the tenant asserted legitimate claims (retaliatory termination, art. 271a para. 1 let. a CO), during related proceedings (let. d), within three years after such proceedings (let. e), or to impose unfavourable lease changes (let. b).

Contesting Termination

The tenant must petition the conciliation authority within 30 days of receipt (art. 273 para. 1 CO). This deadline is mandatory. If conciliation fails, the tenant has 30 days after receiving the authorisation to proceed to file with the court (art. 209 para. 3 CPC).

Lease Extension (art. 272 et seq. CO)

Even if termination is valid, the tenant may request an extension if it causes hardship (art. 272 para. 1 CO). Maximum four years for residential leases, six years for commercial premises (art. 272b para. 1 CO).

Extraordinary Termination

Art. 257f CO allows termination with 30 days' notice for serious breach. Art. 266g CO allows early termination for compelling reasons.