Renovation without terminating all tenancies: Is a more tenant-friendly approach possible?
Energy-efficient renovations, modernisation and conversions are important in Switzerland – but they do not always have to begin by terminating every tenancy agreement.
Author: Nikita von Niederhäuser , UrbanHome real estate expert Updated on: · Reading time: approx. 8 minutes
What does renovation without terminating all tenancies mean?
It means modernising, improving energy efficiency or structurally renovating a property without first terminating all existing tenancy agreements.
Instead, the question is whether the work can take place during ongoing tenancies, in stages or with temporary replacement accommodation.
The aim is not to prevent necessary renovations. It is to better reconcile renovation, the preservation of housing and social considerations.
In tight housing markets, mass terminations can have serious consequences for long-term tenants, families, older people and middle-income households.
Does this particular renovation really require the apartment to be vacated permanently – or would a temporary, phased or organisational solution suffice?
When is termination for renovation permitted?
In Switzerland, termination due to renovation may be permitted if the planned work would substantially restrict continued occupation of the apartment.
A particularly relevant factor is whether tenants remaining in the property would significantly complicate, increase the cost of or delay the renovation.
The specific circumstances, the actual planning stage and the nature of the work are therefore decisive.
A termination for renovation is not automatically abusive – but neither is it automatically justified.
Landlords should be able to explain convincingly why the specific project requires the property to be vacated.
Tenants should promptly review any termination notice and the possibility of requesting an extension of the tenancy, as legal deadlines may be short.
Tenant-friendly alternatives to terminating all tenancies
Not every renovation requires an entirely empty building.
Depending on the building, the extent of the work and the construction schedule, other solutions may be technically and organisationally feasible.
Phased renovation
Work is staggered by entrance, floor or apartment so that not all tenants have to move out at the same time.
Temporary replacement apartment
Tenants move into another apartment during particularly intensive construction phases and return afterwards.
Right of return
If a temporary move is necessary, the return date, rent and other conditions can be set out in writing.
Rent reduction
Where noise, dust or restricted usability significantly affect the apartment, a rent reduction may need to be considered.
More planning – but potentially fewer conflicts
Tenant-friendly renovations can require more organisational effort.
Phased work may take longer, replacement apartments must be arranged and individual construction stages require closer coordination.
Early communication, realistic schedules and serious consideration of hardship cases improve the chances of workable solutions for both sides.
Terminate all tenancies or renovate while occupied?
| Option | Advantages | Risks and points to check |
|---|---|---|
| Termination of all tenancies | Simpler construction planning, an empty site and potentially faster completion. | Severe disruption for tenants, risk of legal challenge and possible social conflict. |
| Phased renovation | Some homes remain occupied, and displacement can be reduced. | More complex construction coordination, a longer schedule and greater organisational effort. |
| Temporary move | Intensive work becomes possible while allowing for a return afterwards. | Replacement accommodation, moving costs, return conditions and rent must be clearly agreed. |
| Renovation while occupied | The tenancy agreement remains in force and no termination is required. | Assess noise, dust, restricted use, reasonableness and rent reductions. |
| Voluntary agreement | Individual solutions and potentially more predictable planning. | Terms must be agreed transparently and without undue pressure. |
steps towards a more tenant-friendly renovation
Clearly define the renovation objective: energy, safety, layout, building systems or comfort.
Identify which work really requires an empty apartment and which does not.
Document the construction phases, duration, noise, dust and water or electricity interruptions realistically.
Assess phased work, replacement apartments, temporary moves and rights of return as alternatives.
Inform tenants early and answer important questions in writing.
Identify hardship cases, including older people, families, people with disabilities and long-standing tenants.
Clearly regulate rent reductions, moving expenses, interim accommodation and return conditions.
If terminating tenancies, carefully check formal requirements, reasons, deadlines and possible tenancy extensions.
Is terminating every tenancy really necessary?
The following questions help landlords, property managers and tenants assess a planned renovation objectively.
Questions to check before terminating a tenancy for renovation
1. Is the renovation project sufficiently developed?
2. Which work makes continued occupation
of the apartment impossible?
3. Can individual tasks
be carried out in stages?
4. Are temporary replacement apartments
or other options available?
5. Has a temporary move
with a right of return been considered?
6. How long will the most serious
restrictions actually last?
7. Have rent reductions,
moving expenses and service charges been addressed?
8. Were tenants informed early
and in a way they can understand?
9. Are there particular hardship cases in the building?
10. Is termination really
the least intrusive suitable option?
Two possible renovation models
Façade renovation without fully vacating the building
A property receives new windows, better insulation and a new heating system.
Much of the work concerns the building envelope and technical rooms.
Instead of terminating every tenancy, the property manager plans construction phases, brief access to apartments and rent reductions during particularly disruptive weeks.
Temporary move with replacement accommodation
During renewal of the plumbing and service risers, kitchens and bathrooms cannot be used for a period.
The landlord arranges replacement apartments in the neighbourhood.
A written commitment also assures tenants that they can return once the work is complete.
Carry out renovations responsibly
Renovation project documented in detail
Renovation objectives clearly defined
Realistic construction schedule
Duration of restrictions established
Phased work assessed
Replacement apartments considered
Temporary move considered
Right of return considered
Reasonableness assessed
Tenants informed early
Contact person designated
Questions answered in writing
Families taken into account
Older tenants taken into account
People with disabilities taken into account
Long-standing tenancies taken into account
Rent reduction assessed
Moving costs clarified
Replacement accommodation costs clarified
Service charges regulated
Formal requirements checked
Deadlines observed
Reasons documented
Possible tenancy extensions taken into account
Related UrbanHome guides
Rent reduction possible – but who actually claims it?
Where are vacant homes still available? The 2026 vacancy ranking
Terminate a rental apartment early
Renting a home: Guide for Switzerland
Frequently asked questions about renovation without terminating all tenancies
Concise answers to the key questions.
Yes. Depending on the extent of the work, renovation may be possible with tenancies continuing or with temporary replacement accommodation. The key factors are reasonableness, the construction schedule, safety and the actual restrictions on use of the apartment.
Termination may be permitted if the work would severely restrict continued occupation and the presence of tenants would significantly complicate or delay the renovation.
It may be problematic if the project is insufficiently developed, the stated reason appears to be a pretext or the work could be carried out with tenants present without significant difficulty.
Options include phased renovations, temporary replacement apartments, short-term moves, rights of return, construction phases with rent reductions and individual solutions for hardship cases.
If construction work substantially restricts use of the apartment, a rent reduction may be appropriate depending on the circumstances. The amount depends on the duration, severity and specific impact.
They should assess whether terminating all tenancies is necessary, whether work can be phased, which deadlines apply and what replacement or interim accommodation can be offered.
Tenants must generally tolerate reasonable renovations and alterations when the statutory requirements are met. However, the extent of the work and whether it is reasonable depend on the particular project.
Tenants leave the apartment only during particularly intensive work. Replacement accommodation, expenses, duration, return conditions and rent should be agreed clearly in advance.
A right of return should be expressly agreed. Without a clear agreement, it may be uncertain whether tenants can move back after the work and on what terms.
In certain circumstances, tenants can challenge the termination or request an extension of the tenancy. As deadlines may be short, they should act promptly after receiving notice.
Energy-efficient renovations are important for energy performance and preserving property value, but they do not automatically justify ending every tenancy. Scope, reasonableness, planning stage and alternatives must still be assessed.
Property managers can communicate early, explain construction phases transparently, name contacts, identify hardship cases, assess rent reductions and clearly document voluntary agreements.
Renovation does not automatically require terminating all tenancies
Renovations are important for preserving property value, energy efficiency and living quality.
Even so, terminating all tenancies is not necessarily the only solution for every project.
Depending on the work, phased renovation, temporary replacement accommodation, return rights and rent reductions may allow a more tenant-friendly approach.
Landlords should document the project carefully and examine alternatives seriously.
Tenants should observe deadlines, examine the reasons given and seek professional advice early if unsure.
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