Challenge the Rent

Two cases kept apart: the initial rent when you move in, and a rent increase during the tenancy. Different starting points, different conditions, one conciliation request.

Checked on 21 August 2026 by Jens Herbst, BoVitaWe keep every document current and check it regularly against the sources.

Who is this document for?

For tenants who have received a rent increase, or who suspect at move-in that the initial rent is excessive.

What is inside

  • The two cases clearly separated, each with its own starting date to fill in
  • The conditions for the initial rent that almost every guide leaves out
  • Five form checks for an increase, including the void threat of termination
  • Template for the conciliation request, with both variants in the relief sought
  • What happens after filing, including protection from termination during the procedure

How to fill it in

  1. 1In part 1 first record which of the two cases applies and when the clock started.
  2. 2For the initial rent: check the conditions in part 2 BEFORE filing anything.
  3. 3For an increase: check the form first, a formal error makes it void entirely.
  4. 4File within the 30 days, even if some documents are still missing.
  5. 5Keep paying the rent during the procedure, otherwise you risk termination.

Frequently asked questions

For tenants in Switzerland in two situations: a rent increase has arrived, or you have just moved in and consider the initial rent excessive.

No, and that is the most common misunderstanding here. The 30 days from taking possession are only the deadline. In addition one of two conditions must be met (Art. 270 para. 1 CO): either personal or family hardship, or conditions on the local market, forced you into the contract, or the landlord raised the rent significantly compared with the previous rent for the same flat. Without one of those the challenge is rejected.

For the initial rent, from TAKING POSSESSION of the flat, not from signing. For an increase, from the NOTIFICATION, not from the day the increase is meant to take effect.

Then it is void (Art. 269d para. 2 CO). Void means it does not apply at all and you do not even have to challenge it. The same applies if the notification simultaneously threatens termination.

Yes. If the landlord introduces a new ancillary cost item or reduces their services, that is a unilateral change to your detriment and can be challenged like a rent increase (Art. 270b para. 2 CO), within 30 days of the notification.

If the template alone is not enough

In-depth guideReference interest rate 1.25 percent, rent reduction in Switzerland, how to request it properlyThe article goes deeper than the document: deadlines, examples and where to turn.

What this document is based on

Every provision is checked against the wording of the consolidated version. The links lead straight to the federal statute.

  • OR Art. 270b · Anfechtung einer Mietzinserhoehung oder einseitigen Vertragsaenderung

    A rent increase can be challenged as abusive before the conciliation authority within 30 days of notification. The same applies to any other unilateral change to the tenant's detriment, expressly including reduced services and NEWLY introduced ancillary costs.

    OR Art. 270b Abs. 1 und 2, SR 220 · Status 01.01.2026

  • OR Art. 270 · Anfechtung des Anfangsmietzinses

    The initial rent can be challenged as abusive before the conciliation authority within 30 days of taking possession, BUT ONLY if one of two conditions is met: either personal or family hardship, or conditions on the local market, forced the tenant into the contract, OR the landlord raised the initial rent significantly compared with the previous rent for the same property. Where housing is scarce, cantons may make the Art. 269d form mandatory for new contracts.

    OR Art. 270 Abs. 1 und 2, SR 220 · Status 01.01.2026

When the document alone is not enough

In tenancy matters the conciliation procedure is free of charge. You need no lawyer, and the authority also gives advice.

Find the conciliation authority of your cantonSwiss Tenants' AssociationAdvice, fact sheets and template letters (in German)

Looking for a room, not just documents?

BoVita rents furnished shared rooms with all-in rent in Aarau, Wohlen, St. Gallen and Brugg. Reply within 48 hours on working days.

See locations and available rooms

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