Service charges (Nebenkosten) in Switzerland: what tenants actually pay

On top of the net rent, a Swiss rental usually carries Nebenkosten — the running operating costs of the property. The key rule: they may only be billed separately if they are expressly listed in the tenancy contract. Anything not named is deemed included in the net rent.

What counts as a service charge?

Only actual operating costs tied to the use of the property are permitted. Typically these include:

• Heating and hot water (usually the largest item)
• Water and wastewater, refuse fees
• Operation and maintenance of the lift
• Shared electricity (stairwell, exterior lighting)
• Caretaker and cleaning of common areas
• Service subscriptions (e.g. cable TV), if agreed

Advance payment (Akonto) or flat fee?

Akonto payments are advances: once a year the landlord issues a statement of the actual costs. If your advances exceeded them you get money back; if they fell short you pay the difference. With a flat fee you pay a fixed amount with no later reconciliation — which can help or hurt depending on consumption.

How high are service charges typically?

Across the whole Swiss rental market the median is about CHF 33 per m² per year (see above) — roughly CHF 2.75 per m² per month. Heating and hot water make up the largest part; a common benchmark is around CHF 15 per m² per year for heating alone. Total service charges above CHF 45 per m² per year are considered high without a specific reason (e.g. a heat pump or renovated new build). All heavily dependent on building type, heating system, age and region — always compare against your actual statement.

Regional differences

Service charges are not the same everywhere. Across currently advertised rentals, Neuchâtel is highest at about CHF 37 per m² per year, while Thurgau is lowest at just under CHF 29 — a gap of nearly 30%. The main drivers are heating system and building age, but also regionally very different electricity and utility tariffs.

An often-underestimated factor is the price of electricity — it feeds into shared electricity and, with heat pumps, into heating costs too. Tariffs have been volatile: after the rises of 2023/24, Swiss median electricity prices fell about 10% in 2025 (ElCom), but they vary widely by municipality and utility. Advance payments move with them — for 3-room apartments they recently averaged about CHF 213 per month (SVIT).

Checking the annual statement

1. Verify that only the items agreed in your contract are billed.
2. Compare the actual costs against the advances you paid.
3. Check the allocation key is correct (e.g. by m² or number of occupants).
4. If anything is unclear, request to inspect the original receipts — you are entitled to.
5. If you disagree, apply to your municipality’s conciliation authority within 30 days.