What are the obligatory home inspections when selling a property?

Before offering your house for sale, it pays to make sure that you have carried out all necessary professional inspections. Some of them are obligatory, others highly advised as buyers may ask you about them.

Electrical inspection is obligatory

You are obliged by law to perform a periodic inspection of your low-voltage electrical installations every 5, 10 or 20 years (so called OIBT). In general, there is nothing to worry about, since this inspection will be typically already done, when you decide to sell a property. All you need to do is to inform the buyers. Still, if the inspection goes back 5 years or more, you are required to request a new inspection. Being the owner, you will need to cover the costs. If this inspection reveals some defects, you (or your buyer) will need to amend them within 6-month period.

Energy efficiency inspection (CECB) is obligatory in certain cantons

The CECB certificate (standing for Certificat Energétique Cantonal des Bâtiments) allows to determine the efficiency of the building envelope and its energy needs. Costs are covered by the owner. It will indicate whether additional works in terms of isolation are required or not. Notary is usually bound to inform the property buyer about the energy efficiency of the building. A bad CECB certificate (poorly isolated flat) may be an obstacle to sell your property, a good one may on the other hand help you sell your property faster. The CECB certificate is mandatory in certain cantons. Your real estate agent will identify and explain you your duties depending on the place you live.

In the canton of Vaud, it is mandatory when selling the house or when replacing the new heating (gas or oil heating)

In the canton of Freiburg and Jura, it is mandatory.

In the canton of Neuchâtel, it is mandatory if the construction permit was issued before January 1st, 1990, if the heated surface is larger thant 1000m2 or if at least 5 people use the central heating installation.

In the canton of Valais, it is mandatory after replacing the instlallation based on fossil energy as well as switching to any kind of solar or wood heating.

In the canton of Geneva, it is not mandatory.

Energy efficiency inspection is at the owner’s expense. Depending on the results, a more detailed analysis or improvements may be recommended.

Other inspections the buyer may ask you about

Asbestos: it concerns all buildings constructed before 1991, year when asbestos was banned. The asbestos inspection is not mandatory when selling an apartment or a house. However, it should be on your checklist since buyers are likely to ask about it. You may also like to avoid discovering the presence of asbestos in the sold property during the 5 years following the sale. If the owner did not request the inspection himself, the notary should add to the contract a specific clause regarding the risk of discovering asbestos in the building. If this risk happens to be true, the seller is required to pay for all necessary works to remove asbestos from the building. Nota bene, also tenants may demand an asbestos inspection when they suspect its presence in their flat.

The buyer may request the seller to carry out the inspection, but he is not legally bound to follow this request. If the owner decides to do so, he has the right to choose the company which may carry out the inspection at the buyer’s expense.

Nota bene this inspection is mandatory upon demolition of the building or when undertaking any construction works.

Gas: it verifies the installation’s safety in order to prevent accidents. It is not mandatory when selling a property.

Radon: radon is « a naturally occurring radioactive gas and comes from the natural breakdown (radioactive decay) of uranium and is is usually found in rock and soil. » In the long run, breathing in radon and its progeny increases the risk of lung tumors. Radon inspection is not mandatory, but the buyer may inquire about it. You may either refuse or accept to do the inspection at his cost.

PC : the PCB (polychlorinated biphenyl) was for a long time very popular for its insulating, thermal conductive and dielectric properties and used to insulate transformers and compensators. It may be present in varnish, glue, oils and plastics. Nowadays the use of PCB is banned in Switzerland and in most European countries. PCB inspection is not mandatory when selling a property built after 1991. For properties constructed before this date it may be obligatory if you plan construction works. In fact, whether as the seller, buyer or out any transaction context, you will have to carry out a PCB inspection if you wish to receive a construction permit. You need to do it before lodging the application.

Lead: Up to early 2000s many paints contained lead. Toxicity of this product is nowadays well established, especially concerning children. Lead inspection is not mandatory before selling a property. In case of construction works, it is required in some cantons.

Real estate inspector is a regulated profession and you need to find a reliable, certified professional. Lookmove partner real estate agents know perfectly their sector and region. They will be able to advice you on your property inspection.