Should this really be necessary though, in order to register at the Einwohnerskontrolle the sub-tenant needs a written permission from the landlord anyway, otherwise they won't accept you (ask me how I know).
If they are not registered they are not living at that place officially, so I cannot imagine how you cannot throw someone out at any time if you wished...
Any subletting agreed would be on the same terms and conditions as the original contract. The tenant cannot make a profit from it. This is often done when, for example, a tenant goes away for 3 months and wants to have his rent covered.
In any case, I would never allow a sublet as it's often fraught with problems.
If you can rent out your property and merely break even on a monthly basis - interest, amortization, upkeep, management - over the long haul you are building substantial real equity in a (hopefully) appreciating asset.
Swiss property value increases are slow and steady, higher interest rates on often indicate the bonds themselves are not gaining value, and then there's the matter of inflation which real property hedges against quite well.
I'm not saying you're wrong, but I think in the long term property ownership is a good way to build wealth.
Sorry to ask again, but who cares? If they don't register, they don't exist. They are just a tourist or a guest of the original tenant.
(I get that new people might bring new problems, but what I'm saying is that it should not be a problem getting rid of them. What do they do if you change the locks?)
A few rules:
1. Tenants are not your friends, do not be lenient
2. Do EVERYTHING by the book, you will get black mailed, I have, it's not pleasant, but fortunately I was doing everything according to the legislation and all the many electrical, gas safety etc... checks were done
3. Do expect to be called for repairs, if you do not understand properties, you will be completely taken advantage of by trades people
4. Do not let the agency manage problems, they add their fees to the trades people you could have called yourself
5. Do not under any circumstances lower your vetting standards. If the tenant is border line in what they can pay, do not take them. Pass on a tenant and have the property empty rather than take a problem tenant
Now this is for the UK where it's easier to evict tenants. Here depending on the cantons it can be a real hell to get rid of someone. Vet those people like you would vet your daughter's future husband.
I have made money from property and I am very happy I got on this journey, but then I started buying when rates were 0% and money was free. Will it be the same for the next decade?
There are discussions of what bonds to buy between the person suggesting you this on this thread and myself. Plenty of good advice to take and yes bonds are more interesting at the moment in my opinion. If you want capital appreciation without the hassle buy stocks, but similar to property, with the end of easy money it's not that straight forward, especially in Switzerland where the vast majority of stocks are trading at a HUGE premium vs. their global peers, it's been like that for a very long time due to the limited amount of investments in Chocolate land, but does not bring me much comfort - I for one at the moment (year 2023) only buy properties that need completely to be redone and get my value from sweat equity, passive income for properties not so sure.
1. It’s a new construction, so we expected very less of maintenance for the first 10 years.
2. Posted an ad on Hometaste - cost about 150 chf. Got a lot of responses for viewing but none really clicked.
3. After being on the market for 6 months, we decided to go for an agency to help rent out. It was exclusive but we could do our efforts to find tenants. We posted the ad on a few other sites too.the agency charges one month rent including Nebenkosten as fees. We got the current tenant through the ad we placed .
4. Became a member of HEV, costs 60 chf a year. They helped with the process and forms. We didn’t know about the “red flags” and HEV helped a lot in this regard. Total 400 chf for all consultation
5. Tenants are good. So far no issue. Rents paid on time. Minor repairs and maintenance. No intermediary, I deal with it all myself. The Hausverwaltung helps with recommendations on firms when needed for repairs.
Overall everything is going fine. Rent covers the mortgage and repairs/maintenance. In the5 years property value has increased, so the original thought process of investment as well worked.
Hope this helps.