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Renovating in a condominium: what needs approval
Updated 2026-07-28 · 7 min read
A large share of Swiss homes is held in condominium ownership. Before any works, two questions arise: do they affect a common part, and if so, what majority is required? The Swiss Civil Code answers both, and these rules are federal, hence identical across all 26 cantons.
Common parts or exclusive parts?
Exclusive rights cover the interior fit-out of your unit. Anything affecting structure, envelope and installations serving several units remains common, even where it physically passes through your flat.
| Element | Status |
|---|---|
| Floor and wall finishes, paint, fitted kitchen | Exclusive part |
| Sanitary appliances, taps, furniture | Exclusive part |
| Non-load-bearing partitions within the unit | Exclusive part |
| Load-bearing walls, slabs, roof structure | Common part |
| Façade, windows and shutters under most regulations | Common part |
| Soil stacks, main pipework, service ducts | Common part |
| Waterproofing of floors and balconies | Common part |
| Central heating and shared ventilation | Common part |
Three categories of works, three majorities
The Civil Code distinguishes works by purpose and varies the required majority accordingly. This is the key to any discussion at the general meeting.
| Category | Examples | Majority required |
|---|---|---|
| Necessary | Repairing a leak, restoring the roof, bringing to code | Simple majority |
| Useful | Façade insulation, heating replacement, lift | Double majority: of owners and of value shares |
| Luxury | Embellishment, non-essential comfort features | Unanimity, or consent of those not bearing the cost |
Who pays what
Costs relating to common parts are in principle shared according to the value quotas entered in the land register, unless the regulations provide otherwise. Works on exclusive parts remain solely at the expense of the owner concerned.
Most communities build up a renovation fund for major works. Check its balance before voting a large renovation: an insufficient fund means an extraordinary call for funds, allocated on the same value quotas.
The steps to follow
- Consult the condominium regulations and the constitutive deed: they set out allocation and majorities
- Determine whether the works affect a common part
- Ask the administrator to put the item on the agenda, with costed quotes
- Have the works classified: necessary, useful or luxury
- Have the decision minuted, together with the funding arrangements
- For exclusive works indirectly affecting a riser, obtain written agreement before ordering
Can I redo my bathroom without approval?
Yes for finishes, fittings and taps. No as soon as you touch the soil stack, floor waterproofing or a shared duct.
What majority is needed to insulate the façade?
This is in principle useful work, subject to the double majority: of owners and of value shares.
Are windows common or exclusive?
They form part of the façade and are therefore common under most regulations. Check your own regulations, which may provide otherwise.
How are costs allocated?
According to the value quotas in the land register, unless the regulations state otherwise. Exclusive parts remain at their owner's expense.
What if the meeting refuses necessary works?
Works necessary to preserve the value and usability of the building can be enforced through the courts if the meeting refuses them.
Official sources