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Renting · Replacement tenants
Free replacement tenant search
Searching for a replacement tenant free of charge helps you find suitable applicants for your apartment and avoid unnecessary rental costs when moving out early. This guide explains Swiss tenancy law, the requirements for a replacement tenant and, step by step, how to list your apartment on UrbanHome for free without registering.
Author: Nikita von Niederhäuser, UrbanHome real estate expert · Reading time: approx. 12 minutes
02
1 person
may be enough
if suitable
03
Art. 264 CO
Legal basis
early return of the property
04
In writing
document everything
from applications to release
The basics
What does a free replacement tenant search mean?
When searching for a replacement tenant, the current tenant looks for someone willing to take over the apartment on a specified date.
01
Moving out early
Finding a replacement tenant is particularly important when moving out before the contractual termination date and returning the apartment early.
02
List online
Interested people can view the apartment details, arrange a viewing and submit their application documents if they wish to proceed.
03
No automatic lease transfer
The landlord reviews the proposed candidates. The key question is whether at least one candidate meets the legal requirements.
Swiss tenancy law
Swiss legal rules: Article 264 CO
Under Article 264 of the Swiss Code of Obligations, a rental apartment may be returned before the notice period expires or before the agreed termination date.
The current tenant is released from their obligations if they propose a new tenant who is solvent, reasonably acceptable to the landlord and willing to take over the lease on the existing terms.
One suitable replacement tenant can be legally sufficient. In practice, however, it is advisable to submit several complete applications because candidates may withdraw or prove unsuitable.
If no suitable replacement tenant is found, rent generally remains payable until the next ordinary lease end date or until the property is relet sooner. The landlord must account for savings and other income obtained.
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Solvent
must be able to afford the rent
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Reasonably acceptable
no significant objective grounds for refusal
3
Willing to take over
on the existing terms
Replacement tenant
What requirements must a replacement tenant meet?
01
Ability to pay
The candidate must be able to pay the rent and service charges in full.
A recent debt enforcement register extract is customary.
Property managers may also require proof of income.
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Suitability
No significant objective grounds against the person or intended use.
In principle, no stricter requirements than those applied to the current tenant.
The household must be suitable for the apartment and its intended use.
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Willingness to take over
Take over on the requested date.
Accept the existing lease terms.
A non-binding expression of interest is not sufficient.
UrbanHome for private individuals
Find a replacement tenant for free on UrbanHome
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List for free →
List privately for free
Private individuals can advertise their apartment on UrbanHome free of charge. There is no listing fee for a basic private advertisement.
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No registration required
Open replacement tenant search →
Start creating your listing immediately
You do not need a user account to start a private listing. Enter the location, rent, service charges, availability, description and photos.
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Visibility
Reach people looking for a home
After publication, your listing is visible on UrbanHome and can be found by apartment seekers.
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Direct contact
Receive enquiries
Interested people can review your listing and get in touch through the available contact options.
A good listing
What makes an effective replacement tenant listing?
The more complete your listing, the sooner interested people can judge whether the apartment, rent and takeover date are suitable.
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Complete property information
Include location, number of rooms, floor area, net and gross rent, service charges, desired takeover date, floor, lift, balcony, cellar, parking and pet rules.
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Recent photos
Take photos in daylight, remove personal documents and show the rooms, kitchen, bathroom, balcony and relevant features clearly.
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Be transparent
Make it clear that the final selection and lease agreement are handled by the landlord or property manager. Do not promise the apartment to any applicant.
Replacement tenant search
In
7
steps to finding a replacement tenant
01
Check your tenancy agreement, notice period and termination dates.
02
Inform the landlord in writing about the early return and your intended date.
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List the apartment on UrbanHome for free and arrange viewings.
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Explain the existing lease terms and takeover date to interested people.
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Collect complete applications and forward them to the property manager with the applicants' consent and proof of delivery.
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Allow a reasonable review period and then request a written response.
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Obtain written confirmation of the end of your rent obligation and release from the lease.
Data protection
Documents and data protection
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Common documents
Application form
Contact details and desired tenancy start date
Debt enforcement register extract
Proof of income or employment, depending on the property manager
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Protect personal data
Obtain consent before forwarding documents.
Store documents securely.
Delete copies that are no longer needed after completion.
Use the property manager's official forms wherever possible.
The most privacy-friendly approach is for applicants to complete the property manager's official form directly or send their documents to the manager themselves.
Landlord
Review by the landlord
The law does not stipulate a fixed review period. Depending on the circumstances, a reasonable period of approximately 14 to 30 days is often assumed. Complete applications submitted early speed up the process.
The landlord is not required to sign an agreement with the proposed candidate. However, if a suitable replacement tenant is rejected without an objective reason, the current tenant may be released as of the date on which the candidate would have taken over.
If the landlord changes the rent or other key terms and the candidate withdraws as a result, the candidate's original willingness to take over and the subsequent changes should be carefully documented.
14
to 30 days
often cited as a reasonable review period
✓
Complete application
speeds up the review
PDF
Document
willingness to take over and changes
Common mistakes
Mistakes you should avoid
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Starting too late
Do not wait until only a few days before your intended move-out date to start searching.
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Forwarding only contact details
Send complete applications wherever possible, not just names and phone numbers.
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Believing three replacement tenants are mandatory
It is a common misconception that three replacement tenants are always required. At least one genuinely suitable candidate is what matters.
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Forgetting ordinary termination
As a precaution, also terminate the lease for the next possible ordinary date if that makes sense in your situation.
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Not clarifying the handover
The handover of keys, final inspection, cleaning and rental deposit should all be clarified in writing.
Checklist
Replacement tenant checklist
01–05
Preparation
Tenancy agreement and termination dates checked
Landlord informed in writing
Apartment listed free of charge
Rent, service charges and takeover date stated
Recent photos published
06–10
Applications & completion
Viewings organised
Several complete applications collected
Consent obtained to share personal data
Documents submitted with proof of delivery
Written release from the tenancy agreement received
Sources
Sources and further information
More about renting
Related guides
01
Terminate an apartment early
Requirements, replacement tenants, documents and the procedure for moving out early.
02
Advantages and disadvantages of a rental deposit
Rules on bank deposits, rental deposit insurance, release and repayment.
03
When are pets allowed in a rental apartment?
Which pets are allowed without consent? Find out about dogs, cats, small pets and the rules in tenancy agreements.
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How can I find an affordable apartment?
Find affordable rental homes with the right search strategy, suitable locations and tips for a convincing application.
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All renting guides
Explore more about finding a home, tenancy law, housing costs, termination and living in Switzerland.
Direct answers
Frequently asked questions about free replacement tenant searches
The essential answers, explained concisely.
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Questions & answers
On UrbanHome, private individuals can list their apartment free of charge and without registering.
Yes. Under Article 264 CO, a single solvent, suitable replacement tenant willing to take over can be enough. Having several applications is safer in practice.
They must be solvent, reasonably acceptable to the landlord and willing to take over the tenancy on the existing terms.
There is no statutory fixed deadline. Depending on the circumstances, a reasonable review period of approximately 14 to 30 days is often assumed.
The landlord is not obliged to conclude a lease. However, refusal without an objective reason may still release the previous tenant from their obligations.
Application form, contact details, debt enforcement register extract, proof of identity and, depending on the property manager, proof of income.
The obligation to pay rent generally continues until the next ordinary lease end date or until the property is relet sooner.
Yes. Ask for written confirmation of the end of your rent obligation and other contractual obligations.
UrbanHome Advisor
View sources and information →
Summary
Find a replacement tenant for free – early and with documentation
A free replacement tenant search is a practical way to reach suitable applicants when moving out early. One solvent, reasonably acceptable replacement tenant willing to take over may be enough.
Nevertheless, collect several complete applications, document each candidate's willingness to take over and obtain written confirmation of your release from the tenancy agreement.
List privately for free
Find a replacement tenant for free now
List your apartment with the rent, service charges, number of rooms, takeover date, description and photos to reach people looking for a home on UrbanHome.
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