Condominium Ownership (PPP): Warranty Rights for Defects
In Swiss condominium ownership (PPP), warranty rights for defects depend on the type of building part involved (exclusive or common) and the contractual chain. The Federal Supreme Court has confirmed that an individual co-owner may act independently, even for defects in common parts.
Anyone who purchases a condominium unit (Stockwerkeigentum, known in Ticino as PPP) and discovers defects after completion faces pressing practical questions: against whom should I act? Can I proceed on my own if the problem concerns the roof or the facade? This article examines warranty rights for defects in condominium ownership under Swiss law, with the distinctions every co-owner should understand.
Exclusive parts and common parts: two different regimes
Condominium ownership is governed by Art. 712a ff. CC. Each co-owner holds an exclusive right over their own unit (flat, garage, cellar) and a co-ownership share in the common parts: roof, facade, staircase, lift, building services, load-bearing structure.
This distinction directly determines how warranty rights are exercised.
| Type of part | Examples | Who exercises the warranty |
|---|---|---|
| Exclusive part | Flat, internal finishes, flooring, windows and doors | The individual co-owner, as purchaser |
| Common part | Roof, facade, staircase, lift, building services, load-bearing structure | A more complex question (see below) |
For defects in exclusive parts, the position is straightforward: the co-owner asserts the warranty arising from their own purchase contract against the seller (developer). For defects in common parts, the analysis requires several additional steps.
Against whom to assert warranty rights
The party against whom warranty rights should be exercised is not always immediately apparent. In Ticino's property market, the chain of legal relationships typically follows a specific pattern.
The developer-seller
The first point of contact is the developer who sold the condominium unit. The property purchase contract is subject to the warranty for defects under Art. 197 ff. CO, with a limitation period of 5 years from delivery of the property.
An important caveat: many purchase contracts contain clauses that limit or exclude the developer's liability. These clauses are valid within the limits of Art. 199 CO: the seller cannot exclude the warranty for defects that were intentionally concealed or for those whose absence was expressly guaranteed.
The construction company (assignment of rights)
It is common for the developer, in the purchase contract, to assign to the buyer the warranty rights that the developer holds against the construction company under Art. 367 ff. CO (construction contract). This assignment, permitted under Art. 164 CO, allows the co-owner to proceed directly against the construction company without going through the developer.
In practice, the buyer therefore has two avenues: proceeding against the developer-seller (warranty under the sale) or against the construction company (warranty under the construction contract, provided the rights were assigned). These two avenues have different requirements and time limits. The choice of the most effective strategy depends on the circumstances of each case.
Can an individual co-owner act alone regarding common parts?
This is the most debated question. If the defect concerns the roof, the facade or another common element, is a resolution of the condominium assembly required, or can the individual co-owner act independently?
The established case law of the Federal Supreme Court has settled this point: the individual co-owner may independently assert warranty rights arising from their own purchase contract, even for defects affecting common parts. Prior consent of the assembly is not required.
This applies in particular to personal claims such as price reduction (Art. 205 CO) and damages. The co-owner sues in their own name, on the basis of their own contract.
The position is different for a claim for rectification of the defect (repair): since the intervention affects a common part, the rights of all co-owners come into play, and involvement of the condominium community may be necessary.
Practical steps
For the co-owner who discovers a defect:
- Immediately determine whether the defect concerns an exclusive part or a common part.
- Report the defect to the seller without delay (Art. 201 CO). A late notification may result in forfeiture of warranty rights.
- For exclusive parts, proceed directly against the developer.
- For common parts, it is possible to claim price reduction independently; for repairs, consider involving the condominium administrator.
- Check whether the purchase contract includes an assignment of warranty rights against the construction company.
For the developer-seller:
- Warranty exclusion clauses do not cover defects that were intentionally concealed (Art. 199 CO).
- The assignment of rights against the construction company does not automatically release the developer from their own liability as seller.
- Retaining all construction documentation is always advisable.
Limitation periods
| Type of contract | Period | Legal basis |
|---|---|---|
| Property purchase | 5 years from delivery | Art. 210(1) CO |
| Construction contract (immovable property) | 5 years from delivery | Art. 371(2) CO |
| Intentionally concealed defects | 10 years | Art. 210(1bis) CO |
In all cases, the defect must be reported without delay after discovery (Art. 201 CO for sales, Art. 367(1) CO for construction contracts). Waiting too long risks forfeiting all claims.
Deutsche Zusammenfassung
Gewährleistungsansprüche bei Mängeln im Stockwerkeigentum (PPP) in der Schweiz: Wer kann handeln und gegen wen?
Beim Schweizer Stockwerkeigentum (PPP) hängt die Geltendmachung von Gewährleistungsrechten bei Baumängeln davon ab, ob der Mangel Sonderrechtsteile (die einzelne Einheit) oder gemeinschaftliche Teile (Dach, Fassade, Treppenhaus, tragende Struktur) betrifft.
Bei Mängeln an Sonderrechtsteilen macht der einzelne Stockwerkeigentümer die Gewährleistungsansprüche gegenüber dem Verkäufer (Bauträger) nach Art. 197 ff. OR geltend, mit einer Verjährungsfrist von 5 Jahren. Zahlreiche Kaufverträge enthalten Beschränkungs- oder Ausschlussklauseln, die nur im Rahmen von Art. 199 OR gültig sind (der Verkäufer kann die Haftung für absichtlich verschwiegene Mängel nicht ausschliessen).
Bei Mängeln an gemeinschaftlichen Teilen hat das Bundesgericht klargestellt, dass der einzelne Stockwerkeigentümer persönliche Gewährleistungsansprüche (Minderung, Schadenersatz) aus seinem eigenen Kaufvertrag selbständig geltend machen kann, ohne vorgängige Zustimmung der Stockwerkeigentümerversammlung. Für die Nachbesserung an gemeinschaftlichen Teilen kann hingegen die Einbeziehung der Stockwerkeigentümergemeinschaft erforderlich sein.
In der Praxis enthalten Kaufverträge häufig eine Abtretung der Gewährleistungsrechte des Bauträgers gegenüber dem Bauunternehmen (Art. 164 OR), was dem Käufer erlaubt, direkt gegen das Bauunternehmen vorzugehen, gestützt auf die werkvertragliche Gewährleistung (Art. 367 ff. OR).
- Jeden Mangel unverzüglich dem Verkäufer anzeigen (Art. 201 OR); eine verspätete Mängelrüge kann zum Verlust der Gewährleistungsrechte führen.
- Den Kaufvertrag auf Gewährleistungsausschlüsse und auf eine allfällige Abtretung der Rechte gegenüber dem Bauunternehmen prüfen.
- Bei Mängeln an gemeinschaftlichen Teilen kann die Minderung selbständig verlangt werden; für Reparaturen empfiehlt sich die Koordination mit der Stockwerkeigentümerverwaltung.
Legal assistance for condominium defects
Defects in condominium ownership involve multiple legal relationships simultaneously: sale, construction contract, co-ownership. Each case presents specific pitfalls, from notification deadlines to the choice of the correct counterparty. Hugo Haab, Attorney-at-Law, and Roberto Haab, Attorney-at-Law, of Haab Legal regularly advise co-owners and developers in these situations. Contact us for an assessment of your case.
For a personal consultation: info@haablegal.ch | +41 91 913 30 70
