Maintenance and Repair Request

A defect a landlord has not been told about is, legally, a defect that does not yet exist. Every remedy Swiss tenancy law offers a tenant — rent reduction, remediation at the landlord's cost, damages — runs from the moment of notification, which makes the notification itself the most consequential thing in the process and the reason it is worth doing in writing.

Notification is what starts the clock

The defect remediation hierarchy under Swiss law is: notification to the landlord, followed by a reasonable period for remediation, followed by escalating remedies if the landlord fails to act. The available remedies depend on the severity of the defect and range from rent reduction to cost deduction to early termination of the lease.

This form guides tenants through a structured notification process: describing the defect, indicating its location in the property, uploading supporting photographs, specifying urgency, and providing preferred contact times for repair access. The submitted form creates a documented, timestamped record of the notification — important for any subsequent legal action.

What counts as a defect

A defect is any condition that impairs the tenant's use of the property for its intended purpose. This includes: malfunctioning heating systems, water leaks, broken windows or doors, non-functioning electrical installations, mould or damp caused by structural defects (not tenant behaviour), vermin infestation, and broken lifts or shared facilities. Minor cosmetic issues that do not affect habitability are generally not grounds for remediation demands.

What the form collects

• Tenant contact details and rental property address
• Defect category and specific location within the property
• Detailed description of the defect or fault
• Date the defect was first noticed
• Urgency level (emergency / urgent / standard)
• Photographic evidence of the defect
• Access availability for repair works
• Preferred contact method and times
• Tenant declaration and signature

If the landlord does not act

If the landlord fails to remedy a notified defect within a reasonable time, OR Art. 259a-e provides several remedies: rent reduction (Herabsetzung) proportional to the impact of the defect; cost deduction (Kostentragung), where the tenant arranges repairs and deducts the cost from rent; deposit of rent with the cantonal authority (Hinterlegung des Mietzinses); and extraordinary termination in the case of a severe defect making the property uninhabitable.

Documenting it so that it counts

For maximum legal effect, a defect notification should: be submitted in writing (email or registered letter is preferred over verbal notice); clearly describe the defect and its location; include photographic evidence; state the date the defect was first noticed; and request a specific timeframe for remediation. The Schweizerform submission record provides a timestamped, archivable copy automatically.

Emergencies are a different track

An emergency is a defect that poses immediate risk to health, safety, or the fabric of the building — such as a burst water pipe, gas leak, complete heating failure in winter, or broken security lock. For emergencies, tenants may arrange urgent repairs directly and recover costs from the landlord, provided they notify the landlord first and give a very short deadline (typically 24 hours) to act.

Entry for repairs still needs notice

No. Under OR Art. 257h, the landlord must give reasonable advance notice before accessing the property for repairs or inspections. The notice period depends on urgency but is typically 24 hours for standard repairs and several days for major works. Emergency access is permitted without notice only in genuine emergencies where there is no time to notify the tenant.

Swiss tenancy law (OR Art. 256-274) places extensive obligations on landlords to maintain rental properties in a condition suitable for the agreed use. OR Art. 259a is the primary provision for defect remediation: it entitles tenants to demand that the landlord remedy defects that impair the suitability of the property, regardless of whether the tenant caused the defect or not (except for defects caused by the tenant's own actions).

Sending a notification