Guide for owners
Switch property management: when, how and what to watch for
Unhappy with your current management? You are not tied in. A management contract can generally be terminated in Switzerland, and switching to a better management is easier than many think. This guide shows when a switch is worthwhile, how it works and what to watch for at handover. Written from hands-on practice as a property management with a specialism in furnished rooms, flatshares and co-living.
By Jens Herbst, Founder of BoVita Property ManagementUpdated on 21 June 20267 min read
Topics
You are not tied in
Legal guardrails
A property management contract is legally a mandate under the Code of Obligations. As the client you have the right to terminate at any time (Art. 404 CO). In practice you adhere to the notice periods and dates agreed in the contract, often to the end of a quarter or year. Termination at an inopportune time may have consequences, but in most cases a clean, timely notice is sufficient. Check your contract first.
As the client you have the right to terminate at any time (Art. 404 CO). In practice you adhere to the notice periods and dates agreed in the contract.
Reasons to switch
The most common reasons: poor availability and slow response, opaque or incorrect utility-cost statements, hidden mark-ups on tradespeople or insurance invoices, slow re-letting with unnecessary vacancies, and the feeling of being just a number. If you recognise yourself in any of these, a comparison is worthwhile.
How the switch works
In five steps
- 1
Check the management contract and notice periods.
- 2
Choose a new management and discuss the onboarding.
- 3
Give notice in writing to the existing management in good time.
- 4
Organise the handover of all documents and deposit accounts, ideally with a handover protocol.
- 5
The new management takes over operations seamlessly, without interruption for the tenants.
What to watch for at handover
Make sure all relevant documents are handed over in full: rental agreements and addenda, the latest utility-cost statements, the tenants' deposit accounts, keys and access, ongoing correspondence and open items. A handover protocol prevents gaps. A switch at the end of a billing period is particularly convenient.
How to recognise the better management
The statutory core is similar everywhere, the difference lies in service: reliable availability instead of waiting queues, fast re-letting to prevent vacancies, full transparency without hidden mark-ups, clear reporting and digital processing. A full overview of all tasks and service areas can be found in the guide "What does a property management do?".
- Reliable availability instead of waiting queues
- Fast re-letting that avoids vacancies
- Full transparency without hidden mark-ups on tradespeople or insurance invoices
- Clear reporting for the owner
- Modern, digital processing
Discuss your property with BoVita
In a short, no-obligation initial call we look at your property and show what runs differently with specialised management.
No obligation and free of charge.
Special case: rooms, flatshares and co-living
For individually let rooms, flatshares and co-living the ongoing workload is particularly high because re-letting is a permanent state. This is where a specialised management pays off fastest.
For details on what a new management costs, see the guide "What does property management cost?". To calculate how vacancy and management affect your return, use the yield calculator.
More on this in the related guide: Have rooms, flatshares or co-living managed in Switzerland
Frequently asked questions
Can I switch my property management at any time?
What notice period applies?
Which documents must the old management hand over?
Will the tenants notice the switch?
When is the best time to switch?
About BoVita
BoVita is a property management company from Switzerland with a rare specialisation in furnished rooms, flatshares and co-living. We take over the full management of properties, from rent collection and utility-cost statements to tenant changes, and add depth where conventional management firms reach their limits. This guide bundles our hands-on knowledge for owners and management companies.
Sources
This overview is based on the following sources and legal foundations. All information without guarantee.
- 1.Fedlex, Swiss Code of Obligations, mandate law Art. 394 ff. and termination Art. 404 CO
- 2.SVIT Switzerland, Swiss Real Estate Association, management and operations
- 3.HEV Switzerland, association of homeowners, management
- 4.Federal Office for Housing FOH, tenancy law
- 5.Swiss Tenants Association, apartment handover and return of keys
Ready for a better management?
From full property management to the speciality of rooms and co-living. Initial call with the founder, no obligation and free of charge.