Service Charges in Switzerland: How to Check Your Statement

In Switzerland you only pay service charges (Nebenkosten) that your rental contract names specifically. Anything else is covered by the rent (Art. 257a OR, fedlex 2026). If you pay monthly advances, your landlord must send a statement at least once a year, and you may inspect the receipts.

Some costs never belong on the statement. For heating, the law excludes repairs, renewal, interest and depreciation of the installation (Art. 6 VMWG, fedlex 2025). This guide covers the general rules: your contract and your canton decide the details.

Flat rate or advance payments: start with your contract

Your contract decides how you pay. Three set-ups are common:

• Included in the rent. Charges that are not expressly agreed are part of the rent. The landlord cannot bill them separately (Art. 257a para. 2 OR).
• Flat rate (Pauschale). You pay a fixed amount and get no annual statement. The landlord must base it on average values over three years (Art. 4 VMWG, fedlex 2025). According to the tenants' association Mieterverband, a flat rate brings no back payments and no refunds. You can still ask for the average costs behind it (Mieterverband checklist, 2023).
• Advance payments (Akonto). You pay an amount on account each month. The landlord must prepare a statement at least once a year (Art. 4 para. 1 VMWG). If the actual costs are higher, you pay the difference. If they are lower, you get the surplus back.

A landlord cannot add a new charge by simple letter. Introducing new service charges is a one-sided contract change. It must be notified on a form approved by the canton, at least ten days before the notice period begins (Art. 269d OR, fedlex 2026). You can challenge it at the conciliation authority within 30 days (Art. 270b para. 2 OR).

When you compare flats, look at the gross rent including service charges. Our post on cheaper rent versus a shorter commute shows why the full monthly amount counts.

What a landlord may charge, and what not

By law, service charges are the landlord's actual costs for services linked to the use of the flat. The law names heating, hot water and similar operating costs, plus public charges that result from that use (Art. 257b OR, fedlex 2026). The Bern conciliation authorities give typical examples: heating and hot water, caretaker costs, and fees for waste, water and wastewater (Schlichtungsbehörden Kanton Bern).

For heating and hot water, the ordinance lists in detail what counts (Art. 5 VMWG, fedlex 2025) and what is excluded (Art. 6 VMWG).

For all other items, the test is whether the cost is linked to your use of the flat. The Mieterverband fact sheet of January 2026 lists building insurance, repairs and maintenance as not chargeable, even when a contract names them (Mieterverband fact sheet, January 2026). Some items, such as service contracts for lifts or other equipment, are legally disputed.

How to check your statement step by step

These checks follow the Mieterverband checklist (Mieterverband checklist, 2023) and the ordinance.

1. Billing period. It usually runs from July to June or from January to December. If you moved in or out during the period, you only pay for the months you lived there.
2. Each item against your contract. Every line on the statement must be agreed in your contract. Vague lines such as "other operating costs" must be broken down on request.
3. Distribution key. Your share must follow a clear key, for example floor area or an equal share per flat. The law prescribes no specific key, but it must be traceable.
4. Advance payments. Check that all your monthly payments are credited.
5. Administration fee. It may be charged at actual effort or at usual rates (Art. 4 para. 3 and Art. 5 para. 3 VMWG). The law sets no percentage. According to the Mieterverband, several cantonal court decisions consider flat rates of at most 3% usual (Mieterverband fact sheet, January 2026).
6. Last year's statement. Compare each cost, not only the balance. A new item or a changed key is a reason to ask.
7. Heating details. If the annual heating bill comes without a detailed breakdown, it must state that you can ask for one (Art. 8 VMWG, fedlex 2025).

Receipts, deadlines and limitation periods

On request, the landlord must let you inspect the receipts (Art. 257b OR, fedlex 2026). For heating, you or an authorised representative may see the original documents (Art. 8 para. 2 VMWG). You may also ask about the fuel stock at the start and end of the period. For extensive receipts, the Mieterverband suggests inspecting them at the property manager's office. In practice, you pay for copies yourself.

Many statements set a 30-day limit for objections or for seeing receipts. According to the Mieterverband, such a limit has no legal basis and you can still use your rights later.

Claims for rent and other periodic payments become time-barred after five years (Art. 128 OR, fedlex 2026). According to the Mieterverband, a landlord's back payment claim therefore expires five years after the billing period ends or after you move out. Your contract can set a shorter deadline. For refunds owed to you, check the deadline with the conciliation authority.

If something looks wrong

Start in writing. List each item you dispute, explain why, and ask for a corrected statement. The Mieterverband recommends a registered letter.

Do not simply stop paying. Unpaid service charges count as payment arrears. For flats, the landlord can then set a payment deadline of at least 30 days and threaten to end the lease (Art. 257d OR, fedlex 2026). If questions are still open when payment is due, the Mieterverband suggests asking for a payment extension, confirmed in writing.

If you cannot agree, you can file a request with the conciliation authority (Schlichtungsbehörde) responsible for your flat. In disputes about renting a flat, the conciliation procedure costs no court fees, except in cases of bad-faith or reckless conduct (Art. 113 and 115 ZPO, fedlex 2026). In canton Bern, for example, the conciliation authorities answer tenancy law questions free of charge (Schlichtungsbehörden Kanton Bern). The Federal Office for Housing publishes the addresses of all conciliation authorities (BWO, list of 8 July 2026).

Where Eini fits

Service charges are part of what a flat really costs each month. Eini's Housing module compares places by the full monthly picture: rent, taxes, health premium and commute. You find it on the Housing page. Housing is part of Eini Premium, which costs CHF 3 a week or CHF 90 a year.