Raising the rent: official form and deadlines
How to raise the rent validly: official form, reasons, delivery ten days before the notice period begins, reference interest rate and inflation.
As a landlord, you can raise the rent as of the next termination date (Art. 269d CO). The increase is only valid, however, if the form, deadline and reasons are correct. The tenant can challenge it before the conciliation authority within 30 days of receipt (Art. 270b CO).
Official form and reasons
You must give notice of the increase on the form approved by the canton and state clear reasons. The form shows the previous and the new rent including service charges, the effective date and the reasons – with the amount for each reason if there are several (Art. 19 VMWG). A more detailed explanation in a covering letter is possible if the form expressly refers to it. The increase is void (Art. 269d para. 2 CO) if:
- it is not notified on the official form,
- no reasons are given, or
- you threaten or give notice of termination with it.
A void increase has no effect – even if the tenant does not challenge it.
Deadlines
The notification must reach the tenant at least ten days before the notice period begins (Art. 269d para. 1 CO). Example: three months’ notice, termination date end of March. The notice period starts on 1 January; for the increase to apply from 1 April, the form must be delivered by 21 December at the latest. If a registered letter is not collected, case law treats it as delivered only on the last day of the seven-day collection period. So send the form by early December at the latest. If it arrives too late, the increase only takes effect on the following termination date.
For fixed-term leases, an increase during the fixed term is only possible if the lease provides for it, for example as an index-linked or graduated rent (Art. 269b and 269c CO).
Permitted reasons
- Reference interest rate: at most 3% for each rise of 0.25 percentage points, as long as the rate is below 5% (Art. 13 VMWG). The relevant rate is the one on which the current rent is based.
- Inflation: at most 40% of the change in the Swiss consumer price index since the rent was last set (Art. 16 VMWG).
- Cost increases for maintenance, fees, property taxes or insurance premiums (Art. 12 VMWG).
- Value-enhancing investments, such as a lift, added balconies or energy-efficiency improvements (Art. 14 VMWG). Ordinary maintenance does not justify an increase.
- Customary local rents (Art. 269a let. a CO) – demanding in practice, as you generally have to show at least five comparable flats.
If you do not use the full possible increase, record the remainder on the form as a reservation in francs or as a percentage (Art. 18 VMWG). The reference rate calculator shows the current rate and its effect on the rent.
On immoz.ch you record the increase directly with the digital lease and attach a copy of the signed official form. This does not replace delivery: send the form by registered mail. The platform suggests the relevant date, informs the tenant and documents the adjustment with the lease.
This overview is not legal advice. The cantonal conciliation authorities and homeowners’ and tenants’ associations can help with questions.
Frequently asked questions
Can I notify a rent increase by letter or email?
Only on the form approved by the canton. An ordinary letter or an email is not enough; the increase would be void (Art. 269d para. 2 CO).
How often can I raise the rent?
Each time as of a termination date and only for a permitted reason. With a graduated rent, at most once a year and only by the amounts fixed in francs in the lease (Art. 269c CO).
What happens if the tenant challenges the increase?
The conciliation authority tries to reach an agreement. Until a decision is made, the tenant generally continues to pay the previous rent; notice of termination given during the proceedings can be challenged (Art. 271a CO).