Huusli Logo A Guide to Buying Property in Switzerland

Part V: Defects & Warranty

Final Acceptance & Warranty Release

The warranty process for a new Swiss apartment does not end at handover.
After you move in, two key milestones mark the official end of the developer’s responsibility:

  1. The two-year defect inspection (Zweijahresabnahme / réception à deux ans)
  2. The five-year final warranty expiry (Ablauf der Gewährleistung / expiration de la garantie)

This chapter explains what happens at each stage and what to check before signing the final release.

2.1 Two-Year and Five-Year Inspections

The Two-Year Inspection

Roughly two years after handover, the developer (or property manager) will invite you to a formal follow-up inspection.
This meeting serves to identify and close out any defects that appeared during normal use.

Typical issues discovered at this stage:

  • Minor wall cracks from building settlement
  • Loose door hinges or handles
  • Paint peeling, silicone joints detaching
  • Malfunctioning thermostats or valves
  • Persistent leaks or ventilation noise

What to Do Before the Visit

  • Prepare an updated defect list based on your notes from the past two years.
  • Take photos and include dates.
  • Review what was previously repaired — ensure issues did not reappear.

During the inspection, the developer’s representative records each item in a two-year inspection protocol, signed by both sides.
You should receive a copy on the same day or shortly after.

Even if you’re part of a condominium (PPE), each owner has the right to report defects within their private unit individually.
Common-area defects (e.g., garage lighting, entrance doors) are handled collectively by the owners’ association.

The Five-Year Expiry (Final Warranty)

The five-year point marks the end of the legal warranty period under Art. 371 CO.
No formal meeting is required by law, but some developers or management companies organize a final acceptance to close the project administratively.

After this date:

  • The developer is no longer obligated to repair newly reported defects.
  • Any remaining warranty guarantee (Baugarantie) can be released to the developer.
  • The building is fully under the owners’ control for long-term maintenance.

Hidden defects that could not reasonably have been discovered earlier (for example, water infiltration behind tiles or structural faults) must be reported before this five-year deadline to remain valid.

2.2 What Happens at Final Acceptance

Verification

At the final acceptance meeting (if held), you or the building administrator should verify:

  • That all defects listed in the two-year protocol have been resolved.
  • That any late-appearing issues have been addressed.
  • That the warranty guarantee remains valid until the five-year period truly expires.

Signing the Release

Once all outstanding works are complete, the developer may ask you (or the owners’ association) to sign a final release (Schlussabnahme / réception finale).
This document confirms that all known defects are resolved and authorizes the release of any retained funds or bank guarantee.

Only sign the release when you are satisfied that:

  • All previously reported defects are properly repaired, not just patched.
  • No new or unresolved issues remain.
  • You have received the final inspection report in writing.

If in doubt, you may request a final expert inspection before signing.

2.3 After the Warranty Period

When the five-year period expires:

  • Responsibility for maintenance and repairs shifts entirely to you or the owners’ association.
  • Keep all plans, manuals, and service records — they will help future contractors.
  • Schedule regular maintenance for ventilation, heating, and sealing joints to prevent new problems.

The two-year and five-year milestones are your last structured opportunities to enforce the developer’s obligations.
Stay proactive: maintain clear documentation, request written closure reports, and verify that the warranty guarantee is only released after all issues are fixed.