Stockwerkeigentum (StWE) is, with over 30 % of all condominiums, the most common form of ownership when buying an apartment in Switzerland; the legal basis is Art. 712a ff. ZGB. You acquire your apartment as exclusive ownership (Sondereigentum) plus a share of the common property. The recommended annual contribution to the renewal fund (Erneuerungsfonds) is 0.5-1 % of the building insurance value. In total, community costs of CHF 5'600-15'400 per year (CHF 467-1'283/month) arise. If the fund is too low, special levies of CHF 20'000-80'000 per apartment may loom. The owners' assembly convenes in ordinary session once a year.
The annual community costs amount to CHF 5'600-15'400 (CHF 467-1'283/month). This includes: Erneuerungsfonds CHF 2'000-6'000, professional administration CHF 500-1'500, caretaker/cleaning CHF 1'000-3'000, building insurance CHF 300-800, heating/hot water CHF 1'500-3'500 and water/wastewater CHF 300-600. For a 4.5-room apartment, ongoing ancillary costs of CHF 400-800 per month are typical.
The recommended annual contribution is 0.5-1 % of the building's replacement value, allocated by value quotas (Wertquoten). It rises with the age of the building: 0.3-0.5 % at 0-10 years up to 1.0 %+ from 30 years. For 8 apartments a typical fund balance ranges from CHF 50'000-100'000 (new) up to CHF 200'000+ (30+ years). A fund that is too low is a warning sign: for renovations, special levies of CHF 20'000-80'000 per apartment may loom.
Ordinary administration and necessary structural measures (e.g. roof leaks) require a simple majority (Art. 647a/647c ZGB). More important administration, useful alterations (energy-efficiency renovation, lift) and changes to the regulations require a qualified majority of heads + quotas (Art. 647b/647d/712g para. 3 ZGB). Luxurious additions (pool, sauna) require unanimity (Art. 647e para. 1 ZGB); dissolving the StWE in principle likewise (Art. 712f ZGB).
The Wertquote determines voting rights, cost share and share upon dissolution. It weights above all the living area (~50 %), the floor level (~15 %), special areas such as cellar/attic (~15 %) as well as orientation/sunlight and balcony/terrace (~10 % each). It is established at the creation of the Stockwerkeigentum by the notary; a subsequent change is only possible with the consent of all owners.
The community has two means of security: a statutory lien (Art. 712i ZGB) for contribution claims of the last three years, registrable in the Grundbuch and enforceable under debt-collection law, as well as a right of retention over movable property within the Sondereigentum (Art. 712k ZGB). Contribution claims become time-barred after three years. In cases of serious, repeated breach of duty, the court may order exclusion under Art. 649b ZGB.
Check the fund balance and planned renovations as well as the minutes of the last 3 owners' assemblies to identify conflicts and deferred maintenance. Study the regulations (renting/Airbnb, keeping of animals, structural alterations) - restrictive clauses reduce the resale value. Pay attention to professional administration instead of self-administration, a long-term maintenance plan (10-15 years) and whether the Wertquote matches the size and location of your apartment.