Getting Your Rental Deposit Back in Switzerland: Cleaning Deductions Explained

What the law actually requires: clean, not brand-new

You owe the landlord an apartment returned in the condition that follows from normal contractual use (Art. 267 of the Swiss Code of Obligations, OR). You are not liable for normal wear and tear from everyday living — only for damage that goes beyond it. A useful rule of thumb: the moment you'd say 'oops, that was a small accident,' you've crossed into excessive wear. Everything else is ordinary use that the next tenant has to accept too.

• Normal wear (no deduction allowed): slightly worn carpets, faded paint, small nail or screw holes, light scuff marks on flooring.
• Excessive wear or damage (deduction possible): burn marks, deep pet scratches, water stains on parquet, heavy soiling beyond normal use.
• Even for real damage, you only owe the depreciated value (Zeitwert), not the replacement cost — calculated using a standard lifespan table for each item.

Cleaning deductions that ARE allowed

A cleaning deduction is legitimate only if the apartment is genuinely not clean enough at handover — not just slightly below the property manager's personal taste. Even then, the landlord must first give you a short grace period (Nachfrist) to clean it properly yourself. Only if that deadline passes unused may they hire a cleaning company and bill you the cost, receipt included.

• The apartment is demonstrably dirty at handover (e.g. caked grease in the oven, heavy limescale, blocked drains).
• You were given the chance to fix it yourself and didn't take it.
• The landlord provides an actual invoice or receipt from the cleaning company — a flat, undocumented charge is not enough.
• The issue was recorded in the handover protocol (Übergabeprotokoll) or reported to you in writing within the deadline.

Cleaning deductions that are NOT allowed

In practice, far more gets deducted than the law permits. These four are the most common unlawful deposit deductions.

• Normal wear relabelled as 'dirt' — light everyday marks that any lived-in apartment shows.
• Defects that were never entered in the handover protocol and never reported to you promptly — undocumented defects create no liability.
• Missed deadlines: for hidden defects, the landlord has 14 days after handover to send you a detailed written notice. Miss that window, and the claim is generally forfeited.
• Flat cleaning fees with no invoice, no prior grace period to fix it yourself, or for issues that were already there when you moved in.

The 3 biggest dispute triggers — and how to eliminate them

Almost every deposit dispute traces back to the same three spots. Handle these properly and you dramatically cut your risk.

• Limescale in the bathroom and kitchen — on taps, shower walls, and grout. Warm water with vinegar or a standard descaler removes most buildup, if you tackle it early instead of on move-out day.
• Mould in the silicone joints — the classic complaint at handover. Dark spots around the shower, tub, and sink stand out immediately. If the sealant is badly discoloured or crumbling, replacing it professionally is often the only real fix.
• Streaky windows and a greasy oven — the first two things checked at the final inspection (Abnahme). Windows including frames and sills, plus a fully degreased oven, are non-negotiable parts of a proper move-out clean.

The handover protocol is your insurance policy

The handover protocol (Übergabeprotokoll) is the single most important document when you move out. It records which defects exist at handover and who's responsible for them. Anything not written down is very hard for the landlord to charge you for later. Insist on a joint walk-through, read the protocol carefully before signing, and get a copy on the spot. Take your own time-stamped photos of every room. If you disagree with an entry, say so at the appointment and have your objection noted in writing.

How to guarantee 100%: professional move-out cleaning with an acceptance guarantee

The safest route to a full deposit refund is a professional move-out clean (Umzugsreinigung) with an acceptance guarantee (Abnahmegarantie). Wie Neu - Reinigungsfirma cleans your apartment in the canton of Zug to the standard property managers check for at handover — limescale, grout, windows, and oven included. We bill honestly by the hour: premium rate from CHF 49.90 per hour and person, excl. VAT, with a written time estimate before we start. If you'd rather know the total cost upfront, you can also request a fixed-price quote for the move-out clean. If the property manager still isn't satisfied at the final inspection, we come back and fix it at no extra cost under our acceptance guarantee.