Updated June 2025 · 8 min read

Nebenkosten in Switzerland: What Can Be Charged?

Does your Nebenkostenabrechnung (utility cost statement) seem too high? You are not alone. Many statements contain errors or impermissible charges. Here is how to check what is correct — and what is not.

Reviewing a new lease?

We check whether the Nebenkosten clause is fair and correct.

Dossier Review CHF 149

Basic Rule: Only What Is in the Contract

Nebenkosten may only be charged if they are explicitly listed as such in your lease. If a cost is not mentioned in the contract, the landlord must pay it themselves.

Important: "Usual Nebenkosten" is too vague. The lease must list the specific cost items.

What Can Be Charged?

Permitted Nebenkosten

  • Heating costs (fuel, electricity for heating)
  • Hot water
  • Building caretaker (wages, materials)
  • Stairwell cleaning
  • Garden maintenance
  • Elevator maintenance (not repairs)
  • Common area electricity (stairwell, laundry room)
  • Waste disposal fees
  • Water supply / sewage
  • Snow removal
  • Pest control
  • Cable TV fees (if in contract)

What Cannot Be Charged?

Impermissible Items

  • Repairs and maintenance
  • Administration costs
  • Insurance premiums (building)
  • Mortgage interest
  • Taxes and fees
  • Purchase of new appliances
  • Landlord's legal costs
  • Vacancy costs

How to Review Your Statement

  1. Check your lease: Which Nebenkosten are listed there?
  2. Compare items: Do the items in the statement match the contract?
  3. Check the distribution key: Is it correctly applied? (area, persons, consumption)
  4. Check advance payments: Are all your payments accounted for?
  5. Request receipts: You have the right to see all invoices.

How to Dispute: Template Letter

If you find discrepancies, file a written complaint via registered mail:

[Your Name]
[Your Address]
[Postal Code City]

[Name of Property Management]
[Address]
[Postal Code City]

[City], [Date]

Nebenkosten Statement [Year] – Request for Review and Correction

Dear Sir or Madam,

I have received the Nebenkosten statement dated [Date]. Upon review, I have noticed the following issues:

1. [Description of issue, e.g., "Item XY is not listed as Nebenkosten in my lease"]
2. [Additional points]

I request:
- Access to the relevant receipts
- A corrected statement

Until this matter is clarified, I reserve the right to withhold the additional payment.

Kind regards,

[Signature]

Flat Rate (Pauschale) vs. Advance Payment (Akonto)

Flat Rate (Pauschale)

Fixed amount, no itemized billing. The landlord bears the risk if costs are higher. No refund for lower consumption.

Advance Payment (Akonto)

Monthly advance payment with annual billing based on actual costs. Possible refund or additional payment.

Frequently Asked Questions

How long do I need to keep Nebenkosten receipts?

You have the right to inspect the receipts. Request copies of relevant invoices. The landlord must keep these for 5 years.

When must the statement arrive?

Within 6 months after the end of the billing period. If it arrives later, you may be able to reject the additional payment.

What is the distribution key (Verteilschlüssel)?

The key determines how costs are distributed among tenants — e.g., by floor area, number of people, or consumption. It must be stated in the lease.

Can I convert a flat rate (Pauschale) to an itemized billing?

No. A flat rate is fixed and there is no itemized billing. Conversion is only possible with your consent.

When do additional payment claims expire?

Claims from Nebenkosten statements expire after 5 years.