Terminating your rental lease the right way

If you’re preparing to leave Geneva, you’ll need to follow specific rules to terminate your rental lease properly. The process involves strict notice periods, formal communication, and sometimes providing a replacement tenant. Here’s what you need to know to avoid surprises and extra costs.

Most leases are fixed-term

In Geneva, the vast majority of leases are fixed-term contracts. They typically begin with an initial duration of five years. If not properly terminated, the lease is automatically renewed, usually for 1 or 2 years at a time.

To terminate your lease at the end of a contractual period, make sure:

• You have completed the initial lease term (usually five years)
• You send your termination letter at least three months in advance
• The letter arrives before the first day of the month that starts the three-month notice period

For example, if your lease began on September 1 and you want it to end on August 31, your notice must reach the agency before June 1.

A template for this type of letter will be included in the article.

Finding a replacement tenant (early exit)

The most common way tenants terminate a lease early in Geneva is by proposing a replacement tenant. This allows you to leave before the official end of your lease if you follow a few important steps.

You must:

• Notify the landlord or agency of your intent to leave
• Provide the application of at least one suitable new tenant
• Submit everything at least one month before your planned move-out date

The application must be complete and include:

• A copy of the person’s valid ID
• Recent proof of income
• An attestation de non-poursuite (certificate proving no active debt collection proceedings)
• Most agencies have a form that they require applicants to fill (usually available on their website)

The new tenant must be financially solvent and willing to take over the lease without any changes. Solvency is judged based on stable income, employment status, and absence of debt enforcement records. The rent must not be higher than a third of the monthly income of the applicant(s).

If you submit a complete and valid application, the agency cannot legally refuse your termination unless the proposed tenant is clearly unsuitable. The agency has 30 days to evaluate the file. If they fail to respond within that timeframe, the lease is considered terminated.

If you don’t already know someone who might take over your lease, you can advertise the apartment yourself. Common platforms include:

• Anibis.ch
• Facebook Marketplace

However, before posting, it’s best to inform your régie (agency). Some agencies have specific procedures or require you to let them handle viewings and ads. Check your lease or contact your property manager before publishing anything online.

A letter template for this type of early termination will also be included in the article.

Diplomatic clause

The diplomatic clause offers flexibility to tenants who must leave Switzerland due to work relocation or the end of their employment contract. In Geneva, this clause is automatically included in leases that refer to the Règles et Usages Locatifs du Canton de Genève, which is the case for most standard leases.

It applies primarily to holders of a carte de légitimation, such as employees of international organizations, permanent missions, or certain NGOs. If their assignment ends or their legitimation card is withdrawn, they may invoke the clause to terminate the lease early without needing to find a replacement tenant.

Key points:

• Clause applies from the second year of the lease
• Can be used in cases of transfer, dismissal, or end of contract
• Requires one month’s notice
• A penalty of up to three months’ rent may apply (this can be reduced if a replacement tenant is found quickly)
• Termination must fall on the 15th or last day of a month, excluding December 31
• The penalty period starts when the keys are handed over at the exit inspection

To use this clause, you must:

• Provide proof of job termination, transfer, or loss of legitimation card
• Submit a formal termination letter in writing

Even though the clause is included by reference to Geneva’s standard rental rules, always check your lease for any additional conditions.

Liberatory clause

The liberatory clause is different from the diplomatic clause and must be explicitly negotiated with the landlord before signing the lease. If agreed upon, it allows the tenant to end the lease early without penalty under certain conditions.

This clause is rare and generally only accepted when the landlord is struggling to rent out the property, such as with large or expensive apartments.

Key points:

• Not automatically included; must be agreed in advance
• Can be used starting from the second year of tenancy
• Applies in cases of job transfer, dismissal, or contract expiration
• Requires three months’ notice
• Termination must fall on the 15th or last day of a month, excluding December 31
• No penalty applies if all conditions are met

To activate the clause, you must:

• Provide an official document from your employer confirming the reason for termination
• Respect the three-month notice period and correct termination dates
• Submit your request in writing

About the notice period

Except in cases where the lease is being terminated at the end of a contractual period, the notice period starts on the next 1st or 16th following the date your letter is received. From that point, the full notice period is counted, and the lease ends on the next valid termination date.
For example: if your letter is received on April 17 and your lease requires one month’s notice, the notice period starts on May 1 and the lease ends on May 31 at the earliest.

What your termination letter must include

No matter which option you use to terminate your lease, your letter must:

• Be signed by all tenants listed in the lease
• Include your full name and current address
• Clearly identify the rented property
• Indicate the requested termination date
• State the reason for termination, if applicable (e.g. early exit with replacement tenant, diplomatic clause)

Send your notice by registered mail

Always send your termination letter by registered mail (courrier recommandé) and keep the receipt. This is the only way to prove the notice was sent and received on time. You’ll find a separate article here with step-by-step instructions on how to do this.

Prepare for the exit inspection

After your termination letter is received, the régie will get in touch to schedule the exit inspection. This final walkthrough is important, as it determines the condition in which you return the apartment. I’ve written a dedicated article with practical tips to help you prepare and avoid common issues.