How to return your keys and get your deposit back

When your lease ends in Geneva, one of the final and most important steps is returning your keys and recovering your rental deposit. The process is fairly structured and follows established rules under Swiss tenancy law, but it can be stressful if you’re not well prepared. From cleaning standards to paperwork, here’s how to make sure everything goes smoothly.

Confirm the end date and prepare for inspections

Before anything else, make sure your lease has been correctly terminated. If you’re not sure about the rules or notice periods, I’ve published a dedicated article on how to terminate a rental lease.

Most régies will schedule a preliminary inspection (“état des lieux préliminaire”) before the actual handover. This is usually done a few weeks before the end of the lease and gives the tenant a chance to plan any necessary cleaning or repairs. It’s in your interest to attend, take notes, and clarify what is expected to avoid surprises later.

Hire a professional for the cleaning

Even though it represents a fair cost, I strongly recommend hiring a professional cleaning company. There is always more to clean than expected, and régies in Geneva are known for being particularly meticulous. Most reputable cleaning companies offer a guarantee: if the régie is not satisfied, they will return and clean again at no extra charge until the apartment is accepted.

Make sure to:

• Share the régie’s cleaning checklist with the company, if you’ve been given one.
• Remind the company to clean windows (including frames and blinds), kitchen appliances, bathroom joints, radiators, light fixtures, and behind furniture.

Don’t forget your garage box and basement storage (“cave”) if you have them. These are often overlooked but must also be emptied, cleaned, and vacuumed.

Plan for small repairs and use your insurance if needed

You’re responsible for normal upkeep during your lease. That includes replacing burnt-out bulbs or fixing loose door handles. If something is damaged or stained (especially walls) address it before the final inspection.

Landlord and tenant associations in French-speaking Switzerland publish a joint depreciation table, the tabelle paritaire d’amortissement, agreed between the Fédération romande immobilière and ASLOCA and recognised by the USPI. It is the reference both sides use, so it is worth naming it when you write to your agency. It is not law: the table says of itself that it has no binding force, it describes ordinary-quality finishes under normal wear, and a real dispute is settled on the actual condition of the flat. You can download the table from ASLOCA.

There is no single figure covering both paint and wallpaper. The table splits them: ordinary wallpaper 10 years, good quality smooth or washable wallpaper 15 years, dispersion or acrylic paint 8 years, and alkyd or synthetic resin paint 15 years.

Two points here are worth money to you. The first is that most rented flats are finished in ordinary dispersion paint, which is the 8-year row, not 10. Say you have lived somewhere five years and the walls were freshly painted when you moved in: five of the eight years are used up, so 37.5% of the value is left and that is your share of a repaint, not 50%. At eight years there is nothing left to pay for.

The second is the one most tenants miss. The clock runs from the date of the last work, not from the start of your lease. If you move into a flat last painted seven years ago and leave three years later, that paint is ten years old and fully depreciated, whatever your lease says. You are entitled to ask the agency when the work was last carried out, and it is worth asking before you agree to pay for anything.

If you do end up owing something and you have liability insurance (RC), it is usually worth making a claim. The deductible is often lower than the portion you would pay out of pocket.

Be present for the final inspection

The final inspection (“état des lieux de sortie”) is usually scheduled on the last day of the lease. A representative from the régie will inspect the apartment, using the original condition report (état des lieux d’entrée) for comparison. Sometimes, the new tenant is also present.

During the visit:

• Bring all keys listed in your lease (including mailbox, building entrance, garage remotes, and any extra copies).
• Raise any disagreements respectfully on the spot.
• Ensure your comments, if any, are noted in writing on the inspection form.

Both parties will sign the report once the inspection is complete.

What happens with the deposit?

If you paid a traditional deposit into a blocked bank account (compte de garantie), it remains frozen until the régie releases it. If everything is in order after the final inspection: no damage, no unpaid rent, and the cleaning is accepted, the régie will issue a release form (“mainlevée”). This document authorizes the bank to return the deposit to you. Once you receive the release, send it to the bank, and the funds are usually transferred within a few days.

If deductions are being made, the régie must provide justification and invoices. You can choose to accept the deduction or dispute it. If no agreement is found, the deposit stays frozen until a legal resolution is reached. In the absence of legal action, after one year you can require the bank to release the funds, by writing to it yourself and citing art. 257e al. 3 CO. It does not happen on its own. If the régie delays releasing your deposit without good reason, you can send a formal deposit return request.

If you used a rental guarantee service like SwissCaution or FirstCaution instead of depositing money in a blocked account, the process is different. In this case:

• Ask your régie or landlord to return the original rental guarantee certificate, dated and signed (with the lease end date clearly indicated), to SwissCaution/FirstCaution.
• Once your landlord has made the release request, you will automatically be exempt from paying the next annual premium, and in some cases even get a partial refund for the current year (pro rata temporis).
• If your landlord makes a claim for unpaid rent or damage, and you agree with the amount, SwissCaution/FirstCaution will pay the landlord directly, up to the amount covered by your guarantee.
• You are then required to reimburse SwissCaution/FirstCaution for that amount.

In either case, if the landlord is claiming damages, it’s also worth contacting your liability or household insurance. These policies (RC / ménage) may cover certain costs, which could reduce or eliminate what you personally owe.