Condominium ownership in Ticino: how does it work in Switzerland?

Updated October 2026 · by Dr Pier Paolo Gori

Condominium ownership (proprietà per piani, PPP) is the Swiss form of flat ownership. It is co-ownership of a plot that gives each owner an exclusive right over their own unit. Common parts, such as the roof, façades and stairs, belong to the community. The rules are in the Swiss Civil Code (Art. 712a ff.), the deed of constitution and the regulations. It is widespread in Ticino: in October 2024, 86,767 of 289,125 registered properties were in condominium ownership.

What do you actually own with a condominium flat?

You buy a co-ownership share in the plot. The share gives you the exclusive right to use certain parts of the building and to fit them out internally. Everything else is common property.

Check carefully which parts of the building are not assigned as exclusive. The reform under discussion would presume them to be common, whereas current law follows a different presumption.

What are value quotas and the deed of constitution?

The deed of constitution describes how the spaces are divided. It also states each unit's value quota, expressed as fractions with a common denominator.

The regulations often link it to cost sharing and voting rights. Changing it requires the consent of the co-owners directly affected and the approval of the assembly. Any co-owner may ask for a correction if it was set in error or has become inaccurate after building changes.

How do the regulations and the owners' assembly work?

The regulations govern the use and management of the building. They usually cover costs, voting, exclusive use rights and works. A practical guide published on the Federal Office for Housing website advises having them checked by a specialist.

The assembly is the decision-making body and usually meets once a year. Each year it approves the budget, the accounts and the allocation of costs. It may appoint a committee or a delegate to support the manager.

• One vote per unit: several people who jointly own the same unit have a single vote.

• Minutes: decisions must be minuted, by the manager or by whoever chairs the meeting.

• Majorities and quorum: these depend on the type of decision and on the regulations; the Confederation itself describes them as relatively demanding.

What does the condominium manager do?

The manager carries out the assembly's decisions and handles day-to-day management. The assembly usually appoints the manager. If there is none, an appointment may also be requested by anyone with a legitimate interest, such as mortgage creditors or insurers. To bring ordinary civil proceedings, the manager generally needs prior authorisation from the assembly.

Set out the manager's duties in writing, including technical ones. If the mandate does not cover renovation planning, that task remains with the community. Collina d'Oro Consulting SA does not provide property management services.

How are common costs and the renovation fund paid?

Each co-owner contributes to common costs and charges. For works on common parts, the benefit those parts bring to individual units is taken into account. For contributions from the last three years, the community may request a statutory mortgage on the defaulting co-owner's share.

A renovation fund is not currently required by law. Homeowners' associations recommend annual contributions of between 0.2% and 1% of the building's insured value. On 13 May 2026 the Federal Council sent a reform to Parliament. It would allow any co-owner to ask a court to set up the fund.

What should you check before buying a condominium flat?

By law, a condominium owner has no right of pre-emption against third-party buyers. A right of pre-emption can, however, be provided for in the deed of constitution or by a later agreement. In that case it must be noted in the land register. Before buying, it is worth checking at least the following:

• Deed of constitution and regulations: value quotas, common parts, exclusive use rights, voting rules.

• Assembly minutes: at least for recent years, to understand decisions, disputes and special contributions.

• Renovation fund and planned works: fund balance, annual contribution, renovation plans and condition surveys.

• Land register: pre-emption rights, use rights and other entries on the share.

• Management: who manages the building and under what mandate.

Buyers not resident in Switzerland must also check the rules on property purchases by persons abroad. See the guide “Buying a home in Lugano as a foreigner”.

Frequently asked questions

Can I freely alter my condominium flat? You can fit out the parts under your exclusive right internally. Work on common parts, such as façades or load-bearing elements, requires the decisions set out in the law and the regulations.

Who pays if a co-owner does not pay their contributions? The community can enforce its claims. For contributions from the last three years, it may request a statutory mortgage on the defaulting owner's share.

Is a renovation fund mandatory? Not at present. The reform before Parliament would not make it mandatory, but it would allow a co-owner to ask a court to set one up.

How we work

Collina d'Oro Consulting SA reviews the legal aspects of buying a condominium flat. We analyse the deed of constitution, regulations, minutes, land register and purchase contract. Our team flags open points before signing, in coordination with the notary. We do not offer brokerage or property management.

Sources: Confederation – Forms of home ownership · Federal Office of Justice – Modernising condominium ownership law (2026) · Federal Office of Justice – Explanatory report on the condominium reform (2024) · Federal Office of Justice – Comparison of current law and amendments (DE) · Canton of Ticino – Government Council position (2024) · Federal Office for Housing – Luzerner Toolbox on condominium ownership (DE)