Switzerland sublease, what you must tell the landlord and how to get a clean sublet

Subleasing means you as the main tenant let someone else use your room or apartment, either fully or partially. This is generally allowed in Switzerland, but not without conditions. The basic rule is in Art. 262 OR and was not tightened in 2024, even though there was a vote on it. The proposal was rejected, so existing practice remains.

You need the landlord's consent before anyone moves in. This applies to sublets, WG rooms, or short absences like a semester abroad. If you sublease without informing the landlord, you risk a warning or in extreme cases termination of your main lease.

The good news is that if you communicate the terms openly, the landlord cannot refuse arbitrarily. They need a concrete reason, such as abusive terms or real disadvantages. In practice, this usually works without problems if you proceed professionally.

A landlord cannot simply forbid subleasing. The law clearly states that consent can only be refused if one of three reasons applies. These are the key points according to Zurich courts and the tenant association:

Reason 1: You do not disclose the terms

If you do not say who is moving in, for how long, and at what price, the landlord may refuse. Transparency is mandatory.

Reason 2: The sublease is abusive

For example, if you charge significantly more than you pay yourself without added value like furnishing or utilities.

Reason 3: There are significant disadvantages

This could be overcrowding, change of use like commercial instead of residential, or a person who is objectively problematic.

If none of these reasons apply, the landlord must consent. A refusal without justification is not allowed. Asking in writing and documenting everything is the best protection.

Here is the clean workflow for a sublease without stress. Follow these six steps:

Step 1: Check your lease

Read whether there are special clauses about subleasing. Some contracts require written approval, others just notification.

Step 2: Define the terms

Decide who will move in, for how long, and at what price. Clarify what is included: furniture, utilities, internet.

Step 3: Send a written request to the landlord

Use a clear template. Include the name and contact of the person, duration, sublease rent, and purpose. Attach a copy of their ID.

Step 4: Wait for consent and document it

Wait for a written reply. If it comes verbally, ask for confirmation by email.

Step 5: Sign a sublease contract

Create a separate agreement with the subtenant. Include duration, rent, inventory, notice period, and house rules.

Step 6: Handover with a record

Document the condition of the apartment or room before the subtenant moves in. Photos plus signatures protect both sides.

The sublease rent is a common point of dispute. You may generally charge more than you pay yourself, but only if it is objectively justified. This means:

What you can include:

• Furnishing and its depreciation
• Share of utilities like internet, electricity, heating
• Possible extra services like cleaning

What you must avoid:

• Excessive markups without added value
• Unclear flat fees that cannot be explained
• Hiding actual costs

If your sublease rent is significantly above the main rent and you cannot explain it, this can be considered abusive. The landlord could use this as a reason for refusal.

Tip: Keep the calculation transparent. A simple breakdown like "main rent CHF 1200 plus furnishing CHF 150 plus utilities CHF 100 = CHF 1450" shows that you are calculating fairly.

Subleasing is especially popular among students and expats who are elsewhere for a semester or a project. For WG rooms, the same rules apply, but in practice trust matters even more.

How to get accepted as a subtenant:

Prepare a short dossier: ID, proof of income or studies, a short self-description. This shows you are organized.

Use this script during the viewing:

5 sentences you should say:

1. Thanks for the invitation, I am happy to see the room.
2. I am in Switzerland for [period] because of [reason].
3. I am easy-going and adapt to existing WG rules.
4. I can send a complete dossier immediately.
5. If you have questions, I am happy to answer now or by message.

5 questions you should ask:

1. How do you organize cleaning and groceries here?
2. Are there rules for visitors or noise?
3. When would be the earliest possible move-in date?
4. How is the contract handled, directly with you or with the landlord?
5. What matters most to you in a subtenant?

This approach shows interest without being pushy.

Subleasing is unfortunately a popular field for scammers. If you need a room quickly, you are more vulnerable. Here are the three most important no-gos:

No-Go 1: No upfront payment before contract and viewing

No matter what someone says, never pay money before you have seen the apartment and have a signed contract. No reservation fees or deposits upfront either.

No-Go 2: Do not open external links

If someone tries to move you to a different platform to pay or communicate, that is a warning sign. Legitimate providers stay on the platform.

No-Go 3: Verify identity and address

Check whether the person really has access to the apartment. Ask for the main lease or a confirmation from the landlord. If someone makes excuses, walk away.

Speed is important, but not at the cost of safety. A legitimate offer can wait a few hours for verification.

Aarau

In Aarau, WG rooms and sublets are popular, especially near the train station. The short distances make in-person viewings easy. Many sublets are arranged through local networks.

Tip: Respond quickly and be flexible with scheduling. At Bovita in Aarau you can find furnished rooms without a complicated application.

Wohlen

Wohlen is quieter and popular with commuters. Sublets are somewhat rarer, but there are regular offers. Prices are often lower than in larger cities.

Tip: Show flexibility on the move-in date, that counts a lot here.

St. Gallen

St. Gallen has high turnover in WG rooms due to the university. At the start of the semester, demand is especially high. Those who search early and appear organized have good chances.

Tip: Personal contact matters more here than a perfect dossier. Come across as likeable and uncomplicated.

At Bovita in St. Gallen we offer furnished rooms for an easy start, transparent and without hidden fees.