Renting out your Gstaad property is not as simple as listing it on a platform. Swiss law, the Second Homes Act, cantonal regulations, and (for foreign buyers) your Lex Koller authorisation all impose conditions. Getting the legalities right protects you and your investment.
For the financial side, see rental yield in Gstaad. This article covers the rules.
The Second Homes Act and Rental Categories
The Second Homes Act (Zweitwohnungsgesetz) created a critical distinction between "warm beds" and "cold beds" in resort municipalities like Saanen.
Warm Beds (Touristisch Bewirtschaftet)
A "warm bed" is a property that is systematically rented to tourists. Under the Second Homes Act:
- New second homes (built after 1 January 2016 in municipalities above the 20% threshold) can only be constructed if they are classified as "tourist accommodation" and systematically rented out
- Properties with this designation must be rented for a minimum number of weeks per year
- The owner can use the property for personal holidays, but rental availability must be maintained
- A professional management obligation may apply
Cold Beds (Nicht Bewirtschaftet)
A "cold bed" is a second home used primarily by the owner, with rental activity that is occasional or incidental.
- Existing second homes (built before 1 January 2016 or with pre-existing permits) are generally classified as cold beds
- There is no obligation to rent them out
- The owner uses them freely, renting occasionally if they choose
Why This Matters
If your property was built or converted under the Second Homes Act's tourist-accommodation provisions, you have a legal obligation to rent it. Failing to meet the minimum rental requirement could affect the property's classification and, in theory, its legal status.
If your property predates the Act, you have full flexibility. Most existing Gstaad properties fall into this category.
Lex Koller and Rental
If you bought your property under Lex Koller authorisation as a non-resident foreigner, your authorisation typically specifies "personal use." This raises the question: can you rent it out?
The Rules
- Personal use is the primary purpose. The authorisation is granted for your personal holiday use, not as a rental investment.
- Occasional rental is generally accepted. Renting out the property for a few weeks per year when you are not using it is widely practised and generally tolerated.
- Systematic commercial rental may be problematic. If you are renting the property for the majority of the year as a business, this could be viewed as inconsistent with the personal-use authorisation.
- No clear bright line. Swiss law does not specify an exact number of rental weeks that crosses the line. The practice is fact-specific.
Practical guidance: Most Lex Koller buyers rent for 4-10 weeks per year (Christmas/New Year, February half-term, some summer weeks) and use the property themselves for a similar or greater number of weeks. This pattern is standard and not challenged.
If you plan to rent extensively, discuss the parameters with your lawyer before listing the property.
Registration Requirements
Municipal Registration
In Saanen municipality, short-term rental properties should be registered with the local authorities. This is required for:
- Tourism statistics: The municipality tracks overnight stays
- Kurtaxe (visitor's tax): Guests staying in rental accommodation must pay a daily visitor's tax, currently a few CHF per person per night. The property owner or manager is responsible for collecting and remitting this.
Cantonal Registration
Canton Bern requires operators of "tourist accommodation" (professional short-term rentals) to register with the cantonal authorities. This applies if you are renting systematically (more than occasionally).
Platform Requirements
If you list on platforms like Airbnb, Booking.com, or similar:
- The platform may collect and remit the Kurtaxe on your behalf (Airbnb does this in some Swiss municipalities)
- You must ensure your listing complies with Swiss advertising regulations (accurate descriptions, no misleading claims)
- Platform income is taxable income in Switzerland
Tax Obligations
Income Tax on Rental Income
Rental income from Swiss property is taxable in Switzerland, regardless of where you live.
For Swiss residents:
- Rental income is added to your other taxable income
- Deductible expenses: management fees, cleaning, maintenance, insurance, marketing costs, mortgage interest
- Net rental income is taxed at your marginal rate
For non-residents:
- Switzerland taxes your rental income at source
- Your home country may also tax it, with credit for Swiss tax under the applicable double-taxation agreement
- The same expenses are deductible
For lump-sum taxpayers:
- Rental income feeds into the lump-sum cross-check calculation (it is one of the figures used to verify that the lump-sum base is not too low)
Eigenmietwert Interaction
During periods when you occupy the property yourself, you are taxed on imputed rental value (Eigenmietwert). During periods when the property is actually rented, the actual rental income replaces the imputed value.
If your actual rental income is higher than the imputed value, you pay more tax during rental periods. If it is lower (rare for luxury property), the actual income applies.
VAT
Short-term rental of furnished holiday accommodation is generally subject to Swiss VAT if your annual rental income exceeds CHF 100,000. Below this threshold, you are not required to register for VAT.
At Gstaad rental rates, some high-yield properties may cross this threshold. If you rent a chalet for CHF 25,000-30,000 per week and achieve 5-6 rental weeks, you are at CHF 125,000-180,000 gross. VAT registration becomes necessary.
The current Swiss VAT rate for accommodation is a reduced rate of 3.8%.
Insurance
Renting your property creates specific insurance requirements:
Building Insurance
- Building insurance (Gebäudeversicherung) is mandatory in Canton Bern and is arranged through the cantonal building insurance monopoly (Gebäudeversicherung Bern, GVB)
- This covers the structure against fire, natural hazards, and water damage
- It does not cover guest-related liabilities
Liability Insurance
- Essential. If a guest is injured on your property, you may be liable. A personal liability policy (Privathaftpflichtversicherung) that covers rental use is strongly recommended.
- Verify that your policy explicitly covers third-party rental. Some standard policies exclude commercial rental use.
Contents Insurance
- Your contents (furniture, art, equipment) should be insured against damage by guests
- A rental-specific contents policy or a rider on your standard policy is advisable
- Some management companies arrange this as part of their service
Cancellation Insurance
- Not legally required, but some owners offer guests cancellation insurance (or require guests to have their own)
- If you accept bookings with non-refundable deposits, this is between you and the guest
Management and Compliance
Using a Management Company
Most Gstaad property owners who rent use a local management company. The management company typically handles:
- Guest bookings and communication
- Check-in and check-out
- Cleaning and changeover
- Kurtaxe collection and remittance
- Maintenance coordination
- Key management and security
- Compliance with local registration requirements
Management fees are typically 15-20% of gross rental income.
Self-Management
If you manage the property yourself:
- You are personally responsible for Kurtaxe collection and remittance
- You must ensure compliance with registration requirements
- You need local support for cleaning, maintenance, and emergency response
- Self-management from abroad is impractical for short-term rentals
Frequently Asked Questions
Can I rent out my Gstaad property on Airbnb? Yes, subject to local registration, Kurtaxe collection, and (for Lex Koller buyers) consistency with your personal-use authorisation. Occasional rental is standard practice.
How many weeks can I rent under Lex Koller? There is no fixed limit, but the authorisation is for personal use. Renting 4-10 weeks per year alongside your own use is standard. Systematic year-round commercial rental may raise questions.
Do I need to pay VAT on rental income? Only if your annual rental income exceeds CHF 100,000. Below this threshold, VAT registration is not required.
What is the Kurtaxe? A daily visitor's tax charged per guest per night, collected by the property owner or manager and remitted to the municipality. It funds local tourism infrastructure.
Do I need special insurance to rent? Your standard building insurance covers the structure. You should add or verify liability insurance that covers rental use, and consider contents insurance against guest damage.
What if my property has a "tourist accommodation" designation under the Second Homes Act? You have a legal obligation to rent it for a minimum number of weeks per year. Failing to do so could affect the property's classification. This applies to properties built or converted under the Act's provisions after 2016.
For a confidential conversation about your search or sale, contact The Gstaad Collection.
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