Huusli Logo A Guide to Buying Property in Switzerland

Part IV: Handover

2. Room-by-Room Technical Inspection

Swiss law (Art. 367–371 CO) gives you two years of protection for visible defects and five years for hidden or structural defects. However, to preserve your rights, you must notify the developer as soon as possible after discovering any issues.

While not every missed detail at handover leads to a dispute — you typically have several weeks to document additional defects — it’s still important to carry out a careful and methodical inspection. A formal two-year follow-up inspection (Zweijahresabnahme) will later address defects that appear over time.

2.1 Floors & Surfaces

Parquet flooring

As we discussed in Choosing Finishes and Customizations section, engineered parquet is usually the right choice for parquet flooring. It combines the look of solid wood with dimensional stability, making it suitable for Swiss construction standards and common features like floor heating.

  • Insist on proper subfloor preparation.
    Many problems (creaking, gaps, or lifting) come from poor groundwork rather than the parquet itself. The subfloor must be:
    – Clean: no dust, glue residue, or plaster traces
    – Dry: according to SIA 251, cement screed must have ≤2.0% CM residual moisture, anhydrite screed ≤0.5% CM, unless the parquet supplier specifies stricter values
    – Level: SIA 251 allows max. 2 mm deviation per 1 m or 3 mm over 2 m, measured with a straightedge
    – Stable: no loose boards or structural movement

  • On-site pattern confirmation:
    Before parquet installation, you are usually invited to a site walkthrough to confirm the laying direction or pattern (parallel to the light source, diagonal, herringbone, etc.).

  • This is also a good opportunity to inspect the subfloor yourself:
    – Walk barefoot with plastic shoe covers to feel for dips or bumps
    – Bring a foldable ruler or spirit level to check flatness – Ask if moisture level can be checked or was checked – If defects are visible, insist that the developer or contractor makes corrections before installation proceeds

Correct subfloor preparation is especially critical for glue-down parquet, because unlike floating floors it cannot be easily replaced. Any unevenness or moisture issues will permanently compromise the result.

More information:

Tile flooring

Tiles are a standard finish in bathrooms, kitchens, and utility rooms in Swiss apartments. They are durable and easy to maintain — if installed correctly.

  • Substrate preparation is critical.
    Just like parquet, tiles require a flat, dry, and stable base.
    – Screed or plaster must be fully cured and within moisture tolerances.
    – Any unevenness should be corrected before tiling — otherwise tiles may crack or detach later.

  • Check alignment and lippage.
    – Joints must be straight, uniform, and consistent in width.
    – Lippage (one tile edge sitting higher than its neighbour) should not exceed 0.5–1 mm for narrow joints (<3 mm), or max. 2 mm for larger formats, per SIA 251.
    – Large-format tiles (>60×60 cm) are especially prone to lippage if the substrate is not perfectly flat.

  • Grouting and silicone joints.
    – Grout (paste) should be level with the tile surface (not sunk in, not bulging out). – Silicone joints (at corners, around bathtubs, or where tiles meet doors/windows) must be continuous, smooth, and without gaps.

  • Inspect for cracks, chips, and damage.
    – Look closely at edges and corners of tiles — these are often chipped during cutting or installation.
    – Pay special attention around wall installations such as towel hangers, toilet fixings, shower rails, and electrical sockets: tiles here are cut and drilled, making them more vulnerable to cracks or hairline fractures.

  • Hollow sounds.
    – Tap tiles gently with a coin or your knuckle. Hollow sounds suggest poor adhesion or air gaps under the tile. These areas may loosen over time and should be repaired.

  • Slopes and drainage.
    – In showers, balconies, or loggias, water must flow towards the drain.
    – Pour a glass of water to test: it should run off without forming puddles.
    – SIA 251 requires at least 1.5–2% slope (15–20 mm drop per meter).

📐 Relevant standards:

  • SIA 251 (Floor coverings) defines tolerances for flatness, adhesion, and permissible moisture.
  • SIA 118/251 sets contractual provisions for execution and defect handling.

2.2 Walls & Ceilings

  • Look along walls in side light (natural or flashlight): uneven plastering is easiest to see this way.
  • Inspect for paint streaks, roller marks, or inconsistent colors.
  • Use a foldable ruler horizontally and spirit level vertically against the wall to check evenness.
  • Inspect corners: joints should be sharp, no cracks or excess silicone.

📐 Relevant standard:

  • SIA 118/257 (Plastering) and SIA 118/242 (Painting) set limits for evenness and finish quality.

2.3 Doors

  • Open and close each door: it should move smoothly without scraping the floor.
  • Check locks, handles, and latches. They should click in easily and release without sticking.
  • Inspect door frames for paint chips, scratches, or gaps.
  • Fire-rated doors (e.g. to garage or cellar): must have a self-closing hydraulic hinge and close fully without manual push.

Newly installed doors often require firm pressure to close — this is normal because of new rubber seals.
However, if excessive force is required or the door slams, adjustments should be made by the installer.

📐 Relevant standard:

  • SIA 118/271 (Carpentry works) includes door installation tolerances and finish requirements.

2.4 Windows

  • Open and close all windows and balcony doors: no resistance, no scraping.
  • Check that seals are intact and no daylight shows through when closed.
  • Double glazing: no scratches, fogging, or condensation inside the panes.
  • Test blinds/shutters: should roll evenly, without jamming.
  • For solid-wood windows/doors: inspect for resin leaks from small cracks or chips — these can worsen over time, needs to be resealed.

📐 Relevant standards:

  • SIA 118/271 (Carpentry) for window installation tolerances.
  • SIA 331 (Glazing) for insulating glass quality.

2.5 Ventilation

  • Hold a sheet of paper near vents: it should move towards the vent (extraction) or away (supply).
  • Listen for noise: fans should not rattle or whistle.
  • Bathrooms without windows must have a mechanical extractor connected to the central system.

For Minergie-certified or similar energy-efficient buildings, ventilation is more complex and performance must meet specific air exchange standards. Each habitable room should have a dedicated air supply or exhaust valve.

After moving in, perform a following check:

  • Close the door and stay in a room (ideally with another person) for several minutes with a CO₂ meter.
  • The CO₂ level should remain near outdoor air values (~400–500 ppm). If it rises rapidly, airflow is insufficient.

Precise airflow testing is carried out using:

  • An anemometer to measure air velocity at vents, or
  • A balometer hood to measure total volumetric flow.

These measurements should be documented in a commissioning protocol provided by the installer or developer. If airflow feels weak or test results are missing, request formal verification — do not rely on verbal assurances.

📐 Relevant standard:

  • SIA 382/1 (Ventilation and air conditioning systems) specifies airflow volumes, tolerances, and measurement methods.

2.6 Sanitary Installations

  • Turn on taps: flow should be steady and water should warm within seconds.
  • Let taps run: check underneath for leaks at siphons and connections.
  • Flush toilets several times:
    • Should refill promptly.
    • Must not keep running.
    • No water should leak externally.
    • Flush should be neither too weak nor too strong — excessive “bursting” noises or splashing indicate poor adjustment of the flush valve.
  • Shower and bath drains: water should disappear quickly without pooling.
  • Shower curtain railing must be fixed properly, does not rotate if rectangular shape.
  • Silicone joints must be continuous, smooth, and fully sealed.

It’s common to find minor leaks at handover — technicians usually fix them immediately.

Leaks can cause serious long-term damage. Any dampness detected at handover must be recorded in writing and repaired before acceptance.

📐 Relevant standard:

  • SIA 118/253 (Sanitary installations) covers execution and defect provisions.

2.7 Electrical Installations

  • Cross-check sockets against the plans — missing ones are a common oversight, especially if customized.
  • Use a socket tester to check polarity and grounding.
  • Switch on all lights and dimmers.
  • Verify fuse box: breakers should be labeled and correspond to the correct rooms.
  • If network ports are included, check with a laptop or tester that they are live.
  • If the apartment includes a smart-home system (e.g. KNX actuators, thermostats, or video doorbells):
    • Check each function systematically.
    • Confirm integration with switches, blinds, and heating works as intended.
    • Ask for a configuration protocol from the installer.

📐 Relevant standards:

  • NIBT / NIN (Swiss low-voltage installation standard) defines safety and installation requirements.
  • SIA 118/SEV provides a contractual framework for electrical works.

2.8 Heating & Thermostats

  • Turn thermostats and wait a few minutes: heating (radiators or underfloor) should react.
  • Thermostats must control the correct rooms.
  • Check that central heat meters are installed and visible.
  • For summer handovers, request a functional heating report from the developer, since the heating is probably switched off centrally.

📐 Relevant standard:

  • SIA 384/1 (Heating systems) and SIA 118/385 (Building services contracts).

2.9 Kitchen

  • Turn on the oven, hob, dishwasher, and fridge to ensure they power up correctly.
  • For ovens, steamers, and induction hobs, simply displaying the clock or lights is not enough — these appliances require extra power for operation.Start a short heating or steam cycle: if it runs without error, the electrical connection is correctly wired.
  • Run a quick cycle on the dishwasher or washing machine: check that water intake and drainage work properly.
  • Inspect cabinets for alignment, smooth closing mechanisms, and clean finishes.
  • Test the extraction hood: airflow should be noticeable and noise within a normal range.
  • Verify that all installed appliances match the agreed models, especially if you selected custom options — in large projects, mix-ups between units are not uncommon.

📐 Relevant standard:

  • SIA 118/251 (Interior Finishing) — defines workmanship quality and installation tolerances.
  • Individual supplier warranties (usually 2 years) apply for all appliances.

2.10 Outdoor Spaces

  • Check balcony/terrace railings: sturdy, no loose fixings, no damage.
  • Check insect screens installed where required.
  • Test awnings (marquises): they should extend smoothly, with proper sun angle adjustment.
  • Inspect plastering on exterior walls for cracks or flakes.

📐 Relevant standards:

  • SIA 118/271 (Carpentry/joinery for railings).
  • SIA 271 (Sealing works) for plaster and façade sealing.

This chapter may seem like a daunting checklist, but don’t worry — perfection isn’t expected on inspection day. Focus on the most vital systems first: heating, electricity, water, and ventilation. You will likely have one to two months to document and report any remaining defects.

What matters most is to keep good notes, take clear photos, and submit your list within the deadline — everything else can be addressed later through the warranty process.