Landlord Renovation Works: Tenant Rights

Tenant's Obligation to Tolerate

Art. 257h para. 2 CO requires tolerance of works necessary for maintenance, repair or defect removal. The landlord must announce works in good time and consider the tenant's interests (art. 257h para. 3 CO).

Tenant Rights During Works

Rent Reduction (art. 259d CO)

When works diminish use: light works (painting): 5-10%; bathroom renovation (temporary unavailability): 15-30%; major works with intense noise/dust: 20-40%; uninhabitable: up to 100%.

Damages (art. 259e CO)

If works cause damage to the tenant (furniture deterioration, extra cleaning), the tenant may claim damages unless the landlord proves no fault.

Early Termination

If works make the lease unbearable, the tenant may terminate for compelling reasons (art. 266g CO).

Landlord Obligations

Prior notice: reasonable advance notice (art. 257h para. 3 CO). Limiting disruption: respect working hours, protect tenant's property, provide alternative accommodation if uninhabitable. Relocation costs: if works render the property uninhabitable, the landlord may be liable for temporary relocation costs (ATF 119 II 337).

Works and Lease Termination

The landlord cannot terminate solely to renovate unless the works imperatively require vacancy and no reasonable alternative exists. Termination primarily to renovate and re-let at a higher price may be abusive (art. 271a CO).