When you buy an apartment in Switzerland, you usually do not acquire a separate plot of land but condominium ownership, known as Stockwerkeigentum (STWE), propriete par etages (PPE) or proprieta per piani (PPP). This form of ownership is very common, yet it follows its own rules that differ clearly from buying a single-family house. Understanding it means knowing from the start what belongs to you alone, what you share with others and which obligations come with the purchase. This guide explains the basics and what to check before you buy.
Legally, condominium ownership is a co-ownership share in the whole property, combined with an exclusive right (Sonderrecht) to use and to fit out the interior of a specific part of the building, usually an apartment. You are therefore at the same time a co-owner of the entire building and the sole user of your own four walls.
In practice, this means you largely decide what happens inside your apartment, while the building as a whole belongs to the community of all condominium owners. Decisions about the shared building are made together rather than alone. This interplay of individual right and shared responsibility is the essence of condominium ownership.
Your exclusive right covers the parts you use alone: the rooms of your apartment, the inner non-load-bearing walls, floor coverings, sanitary fixtures and interior fit-out. Within the limits of the by-laws you may freely arrange these and must maintain them at your own expense.
Common parts, by contrast, are those that serve the whole building and cannot be assigned to a single owner: the foundation and load-bearing structure, the roof, the facade, the stairwell, the lift, the heating system, and usually the surrounding grounds and access ways. The community pays for their upkeep together. Balconies, terraces or cellar compartments may, depending on the founding deed, be common parts or subject to a special right of use.
Each unit is assigned a value quota (Wertquote), usually expressed in thousandths. It measures the share in the overall property and reflects factors such as floor area, location and fit-out. The value quota matters because it generally determines your voting weight on value-related decisions as well as your share of the common costs and of the renovation fund. It is therefore worth checking how high your unit's quota is and how it was calculated.
By law, the condominium owners form a community. Its highest body is the owners' assembly (Stockwerkeigentumerversammlung), which usually meets once a year. There the budget and annual accounts are approved, the administrator is appointed, maintenance and renovations are decided, and the by-laws are amended when needed.
Depending on their significance, resolutions are passed with different majorities, and the value quota often plays a role. As an owner you have a right to speak and to vote, but you are also bound by validly adopted majority decisions, even if you voted differently. Reading the minutes of recent assemblies quickly reveals how well a community works.
For day-to-day operation the community usually appoints an administrator (Verwaltung). The administrator keeps the accounts, collects the contributions, organises maintenance and insurance and prepares the assembly. The by-laws (Reglement), together with any house rules, set out the binding rules of living together, for example on use, pets, structural changes or letting. Read these documents carefully before buying, because they will apply to you too.
As an owner you pay regular contributions to the community. These cover the ongoing common costs, such as heating, water, cleaning, insurance, the administrator's fee and minor repairs. The costs are usually shared according to the value quota, sometimes according to consumption.
A key element is the renovation fund (Erneuerungsfonds). Money is set aside over the years to finance larger future works such as roof, facade, lift or heating, so that owners are not suddenly faced with high special contributions when the need arises. A well-funded reserve is a sign of a forward-looking community; a thin fund may mean that additional payments are due soon. There are no universally valid fixed amounts or percentages; they are set in the by-laws and by the assembly.
Before deciding on an apartment, it is worth taking a close look at the documents and at the community. The following list helps you clarify the most important points systematically. When in doubt, consult a professional, such as a lawyer, a notary or a fiduciary.
With sole ownership (Alleineigentum), for example of a single-family house, the entire property belongs to you alone. You decide on maintenance and alterations yourself, but you also bear all costs and risks without a community behind you. With condominium ownership you share responsibility and costs for the building, but in return you must accept collective decisions and abide by common rules.
Both forms have their place; what matters are your needs, your budget and your willingness to share responsibility. Before you view an apartment, you can explore the building and its surroundings on the 3DFlats 3D map. This gives you a feel for the location, the neighbourhood, the orientation and the surroundings, lets you prepare your questions and helps you arrive at the viewing better informed. You then clarify the legal details from the by-laws and with a professional.
This guide offers general orientation. Rules, deadlines, fees and taxes differ by canton and municipality and change over time. Before making binding decisions, check the official sources for your canton and, where needed, consult professionals (fiduciary, bank, notary, tenants’ association).
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