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When the lease reaches its end, a key moment marks the transition between tenant and landlord: the exit inspection. It is then a matter of comparing the condition of the dwelling to that observed at the entry, in order to determine possible damages and to ensure a restitution in accordance with the lease contract. Thus:


  • The exit inspection determines whether the dwelling is returned in the same condition as at the moment of the entry inspection.
  • It makes it possible to specify any repairs at the expense of the tenant or the landlord.
  • It constitutes a guarantee to avoid any dispute when returning the security deposit.

What does the exit inspection consist of?

The exit inspection is a meticulous inspection carried out when the tenant leaves the dwelling. This report describes in a detailed way the real condition of the property, room by room, and allows it to be compared with the initial situation mentioned in the entry inspection.

A precise legal framework

In Switzerland, the Code of Obligations (CO) regulates this step through Articles 257 to 262, relating to the obligations of the tenant and the landlord. These provisions apply throughout the entire territory, but each canton may provide additional practices or procedures within the framework of cantonal rental law.

The objectives of the exit inspection

Three main purposes emerge:


  • Checking the conformity of the dwelling with what had been agreed in the lease contract and in the entry inspection.
  • Determining the necessary repairs, by distinguishing normal wear (borne by the landlord) from excessive damage (borne by the tenant).
  • Avoiding disputes related to the return of the security deposit, often a source of disagreement at the end of the tenancy.

A report signed by both parties formalizes this step. This document, dated and detailed, will serve as a reference in case of later disagreement.


When does the exit inspection take place?

The exit inspection occurs at the end of the lease, at the moment when the tenant definitively leaves the dwelling. It must take place in the presence of both parties or their representatives, so that each one can observe the condition of the premises in a transparent way.


In practice, it is advisable to set an appointment early enough before the handover of the keys. The notice period for departure is generally 3 months for a standard residential lease, unless otherwise provided in the contract.


During this period, the tenant has the necessary time to prepare his departure in good conditions and to carry out the repairs that are his responsibility.


Good to know: in certain cantons, such as Geneva or Vaud, termination dates are only month-ends (except December) or only two or three specific dates per year (for example: 31 March, 30 June, 30 September). In others, it is any day at the end of the month (Zurich, Bern, Aargau…).


How does the exit inspection proceed?

For a proper exit, the appointment between tenant and landlord unfolds as follows:

1. Comparison of the current condition with the entry condition

Each room is examined, from floor to ceiling, comparing the dwelling as it presents itself to the initial description. Damages, missing elements or improvements are taken into account.

2. Recording of observations in a written document

The report must mention the date, the signature of the tenant and the landlord, as well as all remarks concerning the defects or anomalies observed.

3. Drawing up an inventory of the repairs to be carried out

If damages are identified, a costed inventory may be drawn up. This document must specify the repairs to be undertaken and, where appropriate, the deadlines necessary to carry them out.

4. Returning the dwelling and the keys

Finally, the appointment concludes with the handing over of the keys, which marks the effective end of the tenancy. It must include all accessories handed over at entry: remote controls, badges, additional keys, etc.


Our advice for a proper exit inspection

A few precautions can allow you to pass this step in the best conditions:


  • Document with dated photos: they constitute valuable evidence in case of interpretation differences.
  • Anticipate repairs: a personal check a few days before the visit makes it possible to correct small deteriorations (holes in the walls, damaged joints, incomplete cleaning).
  • Learn about the notion of normal wear: certain elements (paint, household appliances, carpet) naturally deteriorate over time. These costs cannot be charged to the tenant.
  • Check the security deposit: it can only be retained to cover actually justified repairs. If the dwelling is returned in good condition, the restitution must take place without unjustified delay.

Good to know: the CO indeed states that the tenant must take charge of small defects whose repair does not exceed the amount of local usage. But beware, the amounts considered acceptable for replacing a seal or repairing a toilet flush vary depending on the canton.


What to do in case of dispute?

Despite everyone’s vigilance, disagreements may arise, notably concerning the origin or the cost of damages. Several solutions exist to resolve the situation without prolonged conflict!

Seeking an amicable agreement

Of course, direct dialogue between the tenant and the landlord remains the best approach. By comparing findings and evidence (photos, invoices, entry inspection…), it is often possible to avoid long and tedious procedures.

Resorting to conciliation

Each canton has a conciliation commission in matters of rental leases. This free or low-cost body helps the parties find a compromise and may issue a settlement proposal. Attention, because the name of these commissions may differ depending on the canton:


  • Geneva (GE): the Conciliation Commission in matters of rental and lease contracts.
  • Vaud (VD): the Justice of Peace, which sits as conciliation authority in rental matters.
  • Zurich (ZH): the district conciliation service.

Initiating judicial proceedings

If conciliation fails, the dispute may be brought before the competent court. In this case, the exit inspection report and the associated documents will serve as essential pieces for the examination of the case.


Conclusion

In summary, the exit inspection aims to protect both the landlord and the tenant by ensuring a proper and fair restitution of the dwelling.


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