End-of-tenancy isn't a regular clean
End-of-tenancy cleaning (or "handover cleaning") in Switzerland has a legal standard, not just an aesthetic one. Article 267 of the Swiss Code of Obligations requires the tenant to return the property "in the condition received", net of normal wear and tear as defined by case law (BGE 138 III 401). Translation: it isn't enough that it's "clean" โ it has to be clean to the level accepted by property managers and bodies like ASLOCA / Mieterverband.
In short
- For a 2.5-3.5 room flat in Lugano, typical professional cost: CHF 600-1,200 + VAT with acceptance guarantee.
- Deposit deductions for unaccepted cleaning: CHF 200-1,000 โ often more than the cost of a preventive professional clean.
- Normal wear โ dirt: only natural ageing is the landlord's expense, NOT stains and limescale.
- Schedule the clean 1-2 days before handover, never beyond 3-4 days because dust resettles.
- Document the state with dated before-and-after photos: in disputes, the proof is essential.
The practical difference between "clean" and "handover-ready"
| Item | Routine cleaning | End-of-tenancy cleaning |
|---|---|---|
| Kitchen โ oven | Visually clean | Clean behind the heating element, under the bottom, with the inner glass removed |
| Bathroom โ silicone | Washed | White, no black stains; replace if mouldy |
| Kitchen โ fridge | Empty and washed | Disassembled, degreased including seals, freezer defrosted |
| Walls โ holes | โ | Plugged with filler and touched up to colour |
| Windows | Cleaned inside | Inside + outside + frames + sills + outer ledges |
| Grout | Cleaned | Whitened where needed, silicone replaced if blackened |
| Drawers | Empty, cleaned inside | Also under the drawers, inside the slide rails |
Full room-by-room checklist
Kitchen (the room that triggers the most disputes)
1
โฑ 60 min
Oven, microwave, hob
- Oven: remove the inner glass, baking-soda paste 30 min, remove the heating element to clean behind it
- Hob: lift the grates, clean with 10% citric acid, descale burners
- Range hood: filters washed or replaced, glass front and outer frame, charcoal filter changed if specified
2
โฑ 40 min
Fridge and freezer
- Defrost the freezer (at least 4 hours ahead)
- Remove shelves and drawers, wash in water + baking soda
- Clean seals with 5% citric acid (dark zones where mould grows)
- Check and clean the back: dust on the cooling grille reduces efficiency and is frequently flagged
- Leave the door slightly open until handover
3
โฑ 30 min
Sink, taps, countertop
- Full descaling of the tap (unscrew the aerator and soak)
- Sink: for stainless steel, citric acid is fine; for natural stone (granite, quartzite) only mild soap, NEVER vinegar
- Trap: disassemble and clean if possible
4
โฑ 45 min
Cabinets and drawers โ inside and out
- Empty all drawers, clean interior with mild soap
- Also inside the slide rails (forgotten zone)
- Exterior fronts: cloth + soap, dry immediately
- Check behind the corner cabinets โ frequent mould spot
Bathrooms (1-1.5 h each)
5
โฑ 60 min
WC, bath/shower, sink
- WC: acid cleaner (5% lactic or 10% citric), 15 min
- Shower: 10% citric acid on the enclosure, 30 min, rinse with showerhead
- Bath: stain removal with baking soda + hydrogen peroxide
- Blackened silicone: ideally replace (CHF 30-50 in materials)
6
โฑ 30 min
Mirrors, grout, extractor fan
- Mirrors: water + 5% vinegar, microfibre cloth (never paper โ leaves lint)
- Grout: toothbrush + baking soda + 3% hydrogen peroxide for dark stains
- Extractor fan: remove outer grille, clean inner blades (one of the most-ignored spots)
Bedrooms and living areas
7
โฑ 45-90 min
Walls, ceilings, holes
- Plug all nail/screw holes with white filler (CHF 5)
- Let dry, sand, touch up with paint of the original colour
- Walls: damp cloth on localised stains; entire wall repainting is normal wear after 8-10 years of tenancy (case law)
8
โฑ 60-90 min
Floors โ parquet, tiles, carpet
- Parquet: vacuum + barely-damp cloth, neutral parquet product (never steam!)
- Tiles: wash + grout descaling
- Carpet: HEPA vacuum + professional sanitation (end-of-tenancy often requires professional carpet wash)
9
โฑ 60-90 min
Windows โ the detail that makes the difference
- Inner frame + outer frame + casings + inner sill + outer ledge
- Glass: professional squeegee + water + 1 tbsp vinegar, finish with dry microfibre
- Roller-shutter housings: vacuum (heavy dust accumulation zone)
- Shutters: wash both sides
Balconies, cellars, laundry room
10
โฑ 30-60 min
External and accessory spaces
- Balcony: sweep + floor wash + railing
- Cellar: vacuum + sweep, check for damp spots or mould
- Laundry: clean tray, drain, washer-machine baseplate
When DIY is false economy
Angolli's professional service
Document everything: the golden rule for getting your deposit back
Before starting the clean, take dated photos (smartphone is fine) of:
- State of walls, ceilings, nail holes
- State of parquet or floor
- Bath, shower, silicone
- Glass and frames
- Any pre-existing minor damage at move-in
After the clean, take photos at the same angles. In a dispute, these photos are your objective proof โ Swiss case law is clear on the burden of proof in tenancy disputes.
Handover: what to bring
- Handover form (standard agency template)
- All keys (including garage and cellar)
- Equipment manuals if appliances were supplied
- Move-in photos (useful for any contestation)
- Any cleaning invoice (some agencies require it as proof of work performed)
Frequently asked questions
How much does end-of-tenancy cleaning cost in Lugano?
For a 2.5-3.5 room flat of 60-90 mยฒ the typical price is CHF 600-1,200 + VAT, acceptance guarantee included. Larger apartments with balconies/terraces reach CHF 1,500-2,000.
What is the 'acceptance guarantee'?
Reputable Lugano cleaners include in the invoice a guarantee that the property manager will accept the clean: if any item is contested, the team returns free of charge within 24-48 hours.
Can I do end-of-tenancy cleaning myself?
Technically yes, but the risk of deposit deductions (CHF 200-1,000) often exceeds the saving. Normal wear and tear is not your liability (art. 267a CO), but 'thorough cleaning' is โ and the bar is high.
What counts as normal wear and tear?
Wall yellowing after many years, light parquet abrasions, faded vents โ all at the landlord's expense. NOT wear and tear: stains, unfilled holes, encrusted limescale, kitchen grease, hair.
When should I schedule the cleaning relative to handover?
1-2 days before handover, after the move-out. If the apartment stays empty for 3-4 days dust settles back and the manager may contest.
Sources & references
- [1]Swiss Code of Obligations โ Art. 267a (Handover) and art. 267 (Return)Swiss Confederation โ Fedlex โ accessed 2026-05-08
- [2]ASLOCA Ticino โ Apartment return checklistASLOCA โ Swiss tenants' association (Italian-speaking branch) โ accessed 2026-05-08
- [3]Mieterverband โ Apartment return checklistSwiss tenants' association โ accessed 2026-05-08
- [4]Swiss Federal Court โ Case law on normal wear (BGE 138 III 401)Swiss Federal Supreme Court โ accessed 2026-05-08
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