Building Inspection and Renovation Risks

The buyer's responsibility

In Switzerland, the principle of caveat emptor (buyer beware) applies to property purchases. Sellers are required to disclose known defects, but buyers are responsible for conducting their own inspection and identifying any issues before the deed is signed. Once the deed is signed, the buyer's recourse for undisclosed defects is limited.

This means that buyers should approach the physical inspection of a property seriously — not as a formality, but as a genuine assessment of the property's condition and the renovation investment required.

What to look for during viewings

During viewings, buyers should pay attention to: the overall condition of the building (facade, roof, windows, common areas); the condition of the apartment or house (floors, walls, ceilings, kitchen, bathrooms); signs of moisture, damp or mould (particularly in bathrooms, kitchens and basement areas); the condition of the heating system (age, type, efficiency); the condition of the electrical installation (age, fuse box, socket types); and the condition of the plumbing (water pressure, pipe condition, drainage).

Buyers should also ask the seller or agent about any known defects, recent renovation works and the age of key systems (boiler, roof, windows, lift).

When to commission a professional survey

For newer properties in good condition, a visual inspection during viewings may be sufficient. For older properties (pre-1980), properties that appear to require significant renovation, or properties where the asking price is high relative to the apparent condition, buyers should consider commissioning an independent building survey (expertise technique) by a qualified surveyor or architect.

A professional survey will assess the structural condition of the building, identify any hidden defects, estimate the cost of required renovation works and provide an independent opinion on the property's condition. The cost of a survey is typically CHF 2,000–5,000 depending on the size and complexity of the property — a worthwhile investment before committing to a purchase of several million francs.

Renovation cost estimation

If the property requires renovation, buyers should obtain preliminary cost estimates before making an offer or before signing the reservation agreement. A qualified architect or contractor can provide indicative estimates based on a site visit.

Common renovation costs in Montreux include: kitchen renovation (CHF 30,000–80,000); bathroom renovation (CHF 20,000–50,000 per bathroom); floor replacement (CHF 80–150 per sqm); window replacement (CHF 1,500–3,000 per window); and full apartment renovation (CHF 1,000–2,500 per sqm depending on specification).

Key points

• Caveat emptor applies — buyer's responsibility to identify defects before signing
• Visual inspection: building condition, apartment condition, moisture, heating, electrical, plumbing
• Commission professional survey for older properties or those requiring significant renovation
• Survey cost: CHF 2,000–5,000 — worthwhile before a multi-million franc commitment
• Obtain renovation cost estimates before signing reservation agreement