Renovation Without Blanket Termination: Can It Be More Tenant-Friendly?
Energy renovations, modernisations and conversions are important in Switzerland – but they do not always have to begin with the termination of all tenancies.
In brief
A renovation without blanket termination may be possible if the works are planned in a way that is reasonable for tenants and if tenants remaining in the apartment do not substantially hinder the renovation. Depending on the project, phased renovations, temporary replacement apartments, temporary move-out arrangements, rights of return or rent reductions during the construction phase may be considered. Blanket termination should therefore not automatically be the first step, but should be carefully justified and compared with alternatives.
What does renovation without blanket termination mean?
Renovation without blanket termination means that a property is modernised, made more energy-efficient or structurally renewed without terminating all tenancies in advance. Instead, it is examined whether the works can be carried out during ongoing tenancies, in phases or with temporary replacement solutions.
The aim is not to prevent necessary renovations. Rather, it is about better combining renovation, preservation of housing and social responsibility. Especially in tight housing markets, blanket termination can have serious consequences for long-standing tenants, families, older people or middle-income households.
Legal situation in Switzerland: When is blanket termination allowed?
A termination due to renovation may be permissible in Switzerland if the planned works significantly restrict continued use of the apartment and if the tenants remaining in place would substantially complicate, increase the cost of or delay the renovation. The specific individual case is always decisive.
Tenant-friendly alternatives to blanket termination
Phased renovation
Works are staggered by entrances, floors or apartments so that not all tenants have to move out at the same time.
Temporary replacement apartment
During intensive construction phases, tenants move temporarily into a replacement apartment and can return afterwards.
Right of return
If moving out is unavoidable, it can be contractually agreed whether and under what conditions tenants may return after the renovation.
Tenant-friendly renovations require more planning, but can reduce conflict. Those who inform tenants early, define transparent construction phases and take hardship cases seriously increase the chances of workable solutions for both sides.
Blanket termination or renovation with tenants in place?
| Option | Advantages | Risks and points to check |
|---|---|---|
| Blanket termination | Simpler construction planning, vacant building site, faster execution possible | High burden on tenants, risk of challenge, social and political criticism |
| Phased renovation | Housing remains partly preserved, less displacement, more flexible solutions | More complex construction coordination, longer construction period, greater organisation required |
| Temporary move-out | Intensive works become possible, tenants can generally return | Replacement apartments, moving costs, return conditions and rent must be clearly regulated |
| Renovation during use | No termination required, tenancy remains in place | Noise, dust, restricted use, possible rent reduction and reasonableness must be checked |
| Voluntary agreement | Individual solutions, fewer proceedings, better planning certainty | Only fair if pressure is avoided and the conditions are transparent |
Step by step: How to plan a renovation in a more tenant-friendly way
- Clearly define the renovation objective: energy efficiency, safety, layout, building services or comfort.
- Check which works truly require an empty apartment and which do not.
- Document construction phases, duration, noise, dust and water or electricity interruptions realistically.
- Examine alternatives to blanket termination: phasing, replacement apartments, temporary move-outs or rights of return.
- Inform tenants early and answer questions in writing.
- Identify hardship cases, such as older people, families, people with disabilities or long-standing tenants.
- Regulate rent reductions, moving costs, interim solutions and return conditions transparently.
- In the case of terminations, carefully check formal requirements, justification, deadlines and possible lease extensions.
Assessment questions: Is blanket termination really necessary?
The following questions help landlords, property managers and tenants assess a planned renovation objectively.
Assessment questions before a renovation-related termination
1. Is the renovation project sufficiently developed?
2. Which works make continued use of the apartment impossible?
3. Can individual works be carried out in phases?
4. Are temporary replacement apartments or alternative options available?
5. Has a temporary move-out with a right of return been examined?
6. How long do the most severe restrictions actually last?
7. Are rent reduction, moving costs and ancillary costs regulated?
8. Have tenants been informed early and clearly?
9. Are there specific hardship cases in the building?
10. Is termination truly the mildest suitable measure?Practical examples
Example 1: Energy façade renovation
A property receives new windows, better insulation and a new heating system. Many works concern the building envelope and technical rooms. Instead of terminating all tenancies, the property manager plans construction phases, short access periods to the apartments and rent reductions for particularly burdensome weeks.
Example 2: Pipework renovation with replacement apartments
During a pipework renovation, kitchens and bathrooms are temporarily unusable. The landlord organises replacement apartments in the neighbourhood and confirms in writing that tenants may return after the works are completed. This makes renovation possible without permanently ending the tenancies.
Checklist: Implementing renovation in a socially responsible way
Frequently asked questions about renovation without blanket termination
Summary
Renovations are important for preserving value, improving energy efficiency and enhancing housing quality. Nevertheless, blanket termination does not automatically have to be the only solution. Depending on the project, phased renovations, temporary replacement apartments, rights of return and rent reductions can make implementation more tenant-friendly. For landlords, it is crucial to document the renovation project properly and seriously examine alternatives. For tenants, it is important to observe deadlines, review the justification and seek advice early if uncertain.