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Move-In Inspection Switzerland

Move-In Inspection Switzerland

A room-by-room inspection at handover to protect your deposit and record the true condition of your new home.

A move-in inspection, known locally as the etat des lieux, is the document that records the condition of an apartment or house at the moment the keys change hands. In most cantons the landlord or the managing agency prepares a written handover protocol that lists every room, fixture and appliance, and both parties sign it. Anything not written down at move-in is legally assumed to have been in good condition when you arrived, which means an unrecorded defect can be billed to you when you move out.

A move-in inspection in Switzerland therefore deserves the same attention as the lease itself, and it usually happens on a tight schedule, often on the day you collect the keys, with the agency representative moving quickly through the flat. My Swiss Relocation attends the appointment with you, checks each room and piece of equipment methodically, and makes sure every existing mark, scratch or fault is written into the protocol before you sign.

Why the handover protocol matters

The handover protocol is the reference document used to compare the condition of the property at entry and at exit. When you leave the accommodation, the same walkthrough is repeated, and any difference between the two protocols can be treated as damage caused during your tenancy.

This is why a defect that is not written down when you move in effectively disappears from the record. If a floor is already scuffed, a tap already drips or a cupboard door already sticks, the protocol is the only place that protects you from being asked to pay for it later.

A verbal assurance from the agency that a defect will be noted later has no value once the protocol is signed. If it is not on the document, treat it as if it does not exist.

What we check with you at handover

We go through the property in a fixed order so that nothing is skipped during a rushed appointment, and we compare what we see against what the protocol form actually states.

  • Walls, ceilings and floors in every room, including behind furniture left by the landlord
  • Windows, shutters, blinds and their opening and closing mechanisms
  • Doors, locks, keys and the number of key copies handed over
  • Kitchen appliances, extractor hood, taps and drainage
  • Bathroom fittings, sealant joints, ventilation and any signs of damp
  • Electrical outlets, light fittings and any included lamps
  • Cellar, attic, parking space or garage if included in the lease
  • General cleanliness, since a poorly cleaned handover can also be recorded as a defect

How the inspection unfolds

The appointment itself is usually brief, so the sequence below shows what we cover before, during and after the walkthrough.

Before the appointment

We explain how the inspection is typically run in your canton and flag the points most often missed for the type of property you are moving into, such as older buildings with original fittings or new-builds still under warranty.

During the walkthrough

We accompany you room by room alongside the agency or landlord representative, checking equipment as we go and asking that every defect we identify be written on the protocol as it is found, not summarised afterwards.

After signing

We make sure you leave with your own signed and dated copy of the protocol, including any photographs taken, and we explain the timeframe generally available to report a defect discovered shortly after moving in.

Mistakes that cost tenants at move-out

The same recurring mistakes come up at nearly every inspection we attend, and most of them are avoidable with a careful walkthrough. The full list we watch for is set out below.

Coordinating the appointment, the checklist and the wording on the protocol on your own is easy to get wrong under time pressure, which is exactly where our consultants take over on your behalf.

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What's Included

  • A consultant present with you at the move-in appointment
  • A methodical, room-by-room check of the property and its equipment
  • Photographs of every defect identified, dated and matched to the protocol
  • Wording suggestions for the comments and reservations added to the protocol
  • Guidance on your rights and the usual deadlines to report a missed defect
  • A briefing beforehand on what to expect for your specific type of property

Steps and Timeline

1

Briefing before the appointment

We review the lease with you and explain what the inspection will cover, so you arrive at the handover knowing what to look for.

2

Room-by-room inspection

We walk through the accommodation with you and the agency representative, checking walls, floors, fixtures and appliances one by one.

3

Recording every defect

Each mark, fault or missing item is photographed and described in terms that can be added directly to the written protocol.

4

Review before signature

We check the completed protocol line by line with you before you sign, so nothing you noticed is left off the final document.

5

Copy and follow-up

You keep a signed copy with the photographs attached, and we advise you on the deadline for reporting anything noticed once you have settled in.

Common Mistakes

  • Signing the protocol without reading every line, under pressure to finish the appointment quickly
  • Leaving a small existing defect unmentioned because it seems too minor to raise
  • Skipping hidden spaces such as behind large furniture, inside cupboards or in the cellar
  • Accepting a verbal promise that a defect will be added later instead of insisting it goes on the document
  • Leaving the appointment without your own signed copy of the protocol and any photographs taken

Also Worth Reading

Service Home Search in Switzerland for Expats and Families Service Swiss Rental Application Support Service Apartment Viewing Switzerland: Viewings & Negotiation Guide Etat des Lieux Switzerland: What It Means and Why It Matters

Frequently Asked Questions

Is a move-in inspection compulsory in Switzerland?
Practice varies by canton and by landlord, but a written handover protocol is used almost everywhere because it protects both sides. Without one, disputes about pre-existing damage become harder to resolve. We recommend insisting on a documented inspection even if it is not formally required in your case.
Can I still report a defect after I have signed the protocol?
Often yes, within a short window after moving in, but the exact deadline depends on your canton and your lease terms. Report anything you notice in writing to the landlord or agency as soon as possible, with photographs, rather than waiting.
What happens if the agency rushes through the inspection?
This is common, which is why preparation matters. Having someone check systematically and insist that each defect be written down as it is found, rather than promised for later, is the best protection against a rushed handover.
Who keeps the original signed protocol?
The landlord or managing agency generally keeps the original, and you should always ask for your own signed and dated copy, ideally with the photographs taken during the visit attached or referenced.
Does the same process apply when I move out?
Yes, an exit inspection follows the same room-by-room logic and is compared against the entry protocol. Differences between the two are the basis for any deduction from your deposit, which is why the entry document needs to be accurate.

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