Part IV: Handover
1. General Principles of Handover
The handover (Übergabe / remise de clés) is the formal moment when your newly built apartment is delivered by the developer and you take legal possession. It also marks the starting point for warranty periods, and your responsibility for the property begins.
This chapter explains what to expect, your legal rights, and how to prepare for the inspection — including what to bring and what to check.
1.1 What the Law Says About Accepting or Rejecting Handover
Under Swiss law (Article 371 of the Code of Obligations), once the developer declares the unit ready and offers handover:
- You are required to attend and inspect the apartment in good faith.
- You must either accept or reject the handover at that time.
- If you sign the handover protocol (Abnahmeprotokoll / procès-verbal de réception) without reservations, this counts as acceptance of the apartment as delivered — and any visible defects are considered accepted unless documented.
However:
- You can accept the handover with written reservations, e.g. listing issues that must be corrected.
- You cannot reject the handover just because of minor defects — only if the apartment is clearly incomplete or has serious issues that make it uninhabitable or unsafe.
- The five-year warranty period for hidden defects (garantie des défauts / Mängelgewährleistung) begins at handover.
It is very useful to bring an independent building expert to assist you during the inspection. An expert can help you evaluate the apartment more thoroughly, spot technical defects you might overlook, and ensure your concerns are correctly documented in the handover protocol.
1.2 How to Prepare for Inspection Day
The handover date is usually communicated by the developer or general contractor several weeks in advance — usually around two to three months.
To prepare:
- Ask in advance if you can bring a construction expert — some developers require notice.
- Request the final plans, specifications, and selection protocols that define what should be delivered.
- Review what you ordered: finishes, customizations, appliance models, outlet positions, tiling height, etc.
- Print or download a checklist of what to inspect (see Chapter 2: Handover Inspection Checklist)
If you are currently renting, consider when to notify your agency to terminate your rental agreement. It’s wise not to schedule your move too soon after handover. Even with the best preparation, there are almost always minor defects to be corrected, and having furniture in place can make repairs more complicated.
Allow at least three weeks after handover for defect works to be completed. In some cases, defects may require substantial rework — for example, replacing or re-laying parquet because of uneven floors — which can take several weeks. Unless you are fully confident in the contractor’s quality and finishing standards, it’s safer to plan your move-in roughly two months after handover.
At the handover:
- You’ll walk through the apartment with a site manager or project rep.
- Any visible defects or missing features should be documented on the official handover protocol.
- You and the developer will sign the protocol, which may include a deadline for fixing open issues.
Don’t sign a clean protocol if there are visible problems. Note down every issue on the spot — even small ones like scratched glass, wrong kitchen fronts, or missing light switches.
It is more and more common in Switzerland for ownership to be transferred while exterior works are still ongoing. This may include unfinished façades, landscaping, parking areas, or common spaces. These works can take several additional months to complete after you’ve moved in — and are typically covered under the same overall building schedule and warranty.
1.3 When the Developer Provides a Third-Party Expert
In some projects, the developer may hire an independent building inspection firm to pre-check the apartments or assist during the handover. These experts:
- Inspect the apartment before delivery, often creating a preliminary defect list.
- May join the official handover process to answer questions and help document issues.
While this can be helpful, you should not rely on them entirely:
- They are still paid by the developer, and their inspection may not cover all your concerns.
- Their role is usually to verify compliance with construction standards, not your personal upgrades or layout expectations.
It’s still worth bringing your own expert if you want a truly independent second opinion.
1.4 Use of Defect Tracking Apps
Many developers today use electronic handover systems that let you:
- View apartment documentation and floorplans online
- Record and track defects via a web portal or mobile app
In some cases, you may have up to 30 days after handover to enter additional defects into the system. This can be especially helpful for identifying minor problems after you’ve moved in (e.g. sticky windows, dripping taps).
1.5 Tools You Should Bring
While not legally required, it’s a good idea to bring a few tools to help detect obvious issues:
| Tool | Use case |
|---|---|
| Tape measure | Check room sizes, window dimensions, ceiling height |
| Spirit level | Test sloped surfaces (e.g. bathroom floors, counters) |
| Phone charger | Check each power outlet works |
| Flashlight | Inspect dark areas like basement storage or utility cabinets |
| Notepad or app | Record defects — or photograph and annotate them |
| Copies of plans | Compare layouts, socket positions, kitchen model, etc. |
If you’re bringing a professional expert, they may use more advanced tools like moisture meters, infrared thermometers, or wall scanners — but even a simple kit can catch many common issues.