Real estate in Switzerland: property diagnostics for selling a house

In Switzerland, property diagnostics are an essential step before a property can be offered for sale. These technical analyses are essential to inform buyers, but also to ensure everyone’s safety, and are often the only way of accurately determining the extent of the work that needs to be carried out.

What is a property diagnosis? Which diagnostics are compulsory? How much do they cost?

What is a property diagnosis?

When selling a house, building or flat, drawing up a risk report is one way of offering the buyer a “hidden defects guarantee”. This is the role of mandatory and optional property surveys. Drawn up by a specialist diagnostician, these documents are valid for varying lengths of time depending on the elements being examined. They provide information about the possible presence of lead or asbestos, the condition of a gas installation, pollution risks, the energy efficiency of the premises, etc.

Property diagnostics are the responsibility of the owner, and can be carried out when valuing a property with a view to putting it up for sale. A property broker is the person to turn to if you want to sell a property in Switzerland to find out what inspections need to be carried out. Thanks to their in-depth knowledge of the building and housing code, they will be able to tell you which inspections are mandatory and which, although optional, will help to ensure the success of your transaction.

What property diagnostics are essential for selling a property in Switzerland?

This stage of the property purchase process varies from canton to canton. While an electrical inspection is compulsory for the sale of a house, other inspections are required only in certain cantons, or not at all. However, the presence of several diagnostic tests tends to reassure buyers, who always prefer to have as much information as possible.

ITTO electrical diagnostics

It is essential to have an electrical inspection (Ordonnance sur les Installations de Basse Tension) carried out when selling a house where the electrical installation is more than thirty years old, regardless of the canton. This analysis identifies any defects that could compromise the safety of the occupants. If it reveals that the installation is not up to standard, it will have to be brought up to standard. If no work is carried out, the electrical diagnosis is valid for a minimum of 20 years.

CECB energy diagnosis

The Certificat Energétique Cantonal des Bâtiments (CECB) is a property assessment that evaluates the energy performance of a building’s external structure. The houses and buildings covered by this technical assessment vary from canton to canton.

– In the cantons of Fribourg and Jura, energy diagnostics are compulsory.

– The canton of Neuchâtel requires it for buildings (administrative, schools and residential) with a building permit issued before 1990 and with a gross heated floor area of more than 1000m². For blocks of flats, the diagnosis is compulsory when 5 or more dwellings are connected to the same central heating system.

– In the canton of Vaud, the obligation applies not only to the sale of an existing home, but also to the replacement of a heating system with a new gas-, coal- or oil-fired system. It applies to all individual and collective dwellings, as well as school and administrative buildings.

– The canton of Valais strongly recommends energy diagnostics for property, but does not require them.

– In the canton of Geneva, it is optional.

If no work has been carried out, this property diagnosis is valid for 10 years.

Lead diagnosis

In the cantons of Geneva, Fribourg and Neuchâtel, lead diagnostics are compulsory if work is planned. This harmful metal requires special precautions to be taken to remove it safely. If this property diagnosis reveals the presence of lead, the document will be valid for 6 months. If no lead is found, it will be valid indefinitely.

Asbestos diagnosis

Since asbestos is known to be dangerous if inhaled, Switzerland banned it in 1991. As a result, asbestos diagnostics only apply to homes built before the law came into force.

Asbestos diagnosis prior to purchase is not compulsory in principle, but many notaries require it in order to offer buyers a guarantee against hidden defects.

In addition, since 2009, this diagnosis has also been required in the event of building work or demolition.

Gas diagnosis

Although it is not compulsory, this property diagnosis is recommended because it reassures potential buyers about the reliability of your gas installation.

Radon diagnosis

Radon testing is compulsory in many public buildings, and is also recommended when selling a home. Radon, a radioactive gas that easily infiltrates buildings, can be harmful in the long term. Detecting its presence means you can take the necessary precautions. This analysis is valid for 10 years.

PCB diagnostics

Polychlorinated biphenyls (PCBs) must be diagnosed before any renovation work is carried out. Despite the total ban on PCBs in Switzerland since 1986, this pollutant is still present in many buildings.

How much does a property diagnosis cost in Switzerland?

Whether you want to carry out only the compulsory analyses (such as the electrical diagnosis) for the sale of your home, or whether you prefer to provide your potential buyers with a complete technical diagnosis, you’ll need to set aside a sufficient budget. The price of a property diagnostic can vary from one region and one service provider to another.

– The average cost of an electrical diagnosis is between 300 and 500 francs.

– The cost of an energy performance diagnosis is 670 francs.

– Gas, radon and collective sanitation diagnostics can cost between 200 and 400 francs each.

– For lead diagnosis, the range is between 90 and 300 francs.

– Finally, for an asbestos diagnosis, you should expect to pay between CHF 1,500 and 2,500.

In all cases, trust your real estate broker, who will be able to recommend the services of a certified expert.

What should be done if the diagnosis is wrong?

The consequences of a poor property diagnosis depend on the circumstances. In the case of a sale, you have two options: carry out work yourself to obtain a positive diagnosis, or inform your potential buyers so that they can make an informed decision.

The approach you choose will naturally have an impact on the selling price. Don’t hesitate to ask your broker for advice. At FGP Swiss & Alps, we are with you every step of the way. We help you to offer your potential buyers a technical diagnostic file that is as exhaustive as you want it to be and to provide them with all the information they need to create a relationship of trust.

For a valuation of your property, any questions you may have about the sales process or taxation, or for full support from the moment your property is put up for sale right through to the signing of the deed of sale, contact our agents today.

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