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Old 21.11.2018, 14:30
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Duplex Purchase Checklist

We currently live in a row house with 2 kids (3 and 6) but planning on buying a duplex and arranged to visit some properties couple of weeks time.

I wanted some advise from existing flat or duplex owners on what to look for. I’ve made some list below and wanted to know if I’ve missed anything out:-

1. Years of lease remaining
2. Yearly Ground rent
3. Monthly Nebenkosten
4. Communal Washer and dryer arrangement
5. Trajectory of sunrise & sunset (this is important for me).
6. Any future building projects nearby
7. Lease extension costs

Let me know if there are any other items that I should take into considerations?
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Old 21.11.2018, 14:51
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Re: Duplex Purchase Checklist

8. Minutes of the past 3 years of owner's association annual general meeting. They can reveal if there are ongoing conflicts amongst the other owners.
9. Financial statements of the communal/joint fund co-owned by all the owners, of the past 5 years. They can reveal whether the complex as a whole is financially stable.

8. and 9. together should indicate whether any major renovations have been made recently, and those that will need to be done in the future, and whether reserves are being set aside for those.

Last edited by doropfiz; 21.11.2018 at 15:02.
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Old 21.11.2018, 14:56
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Re: Duplex Purchase Checklist

Also check what type of heating is used and whether that could be due for replacement due to regulations/changes in law.

I fully agree with Doropfiz, very important points!
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Old 21.11.2018, 15:02
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Re: Duplex Purchase Checklist

I'm taking roegner's point as 10.

11. Insurance: Is there a collective insurance for building cover? Is it paid up-to-date? When last did anyone check whether is is adequate to the current state of the complex? Has a lot been claimed against it? The number of claims made may also be an indication of the quality of the building(s)and fixtures. If the driveway gets washed away in a storm, how does this insurance work? What if there is damage in a personal area, e.g. just your own local geyser explodes, is this covered by the collective insurance? You need to know this so you can understand not only what you yourself might claim, but also what your other co-owners do. The number of claims made may also be an indication of the quality of the building(s)and fixtures.
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Old 21.11.2018, 15:04
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Re: Duplex Purchase Checklist

12. Accessibility by public transport. Local taxis. Cycle routes. Walking routes to schools, shops, libraries and sporting facilities. Even if you yourself are a car-driver, you might have visitors, or children, who will use the bus/tram/train, or you may do when your car is in for a service.

13. Before buying, visit the street at several different times of the day and night. Watch and listen.
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Old 21.11.2018, 15:05
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Re: Duplex Purchase Checklist

Good soundproofing.
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Old 21.11.2018, 15:11
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Re: Duplex Purchase Checklist

I'm taking Joe's point as 14.

15. Spaces in the complex that are outside your personal home, e.g. parking garage, out-door parking spots, laundry, out-door clothes lines, playground, entrance hall-way, refuse disposal containers, storage spaces such as cellars, bicycle stands, community hall, caretaker's workshop, noticeboards, parking for children's buggies, gardens, fruit-trees, walkways, out-door night lighting, steps and stairwells, the walk (inside or outside) from the garage to your door. Walk through and understand all of these. Read the written rules about their use, shared and individual.
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Old 21.11.2018, 15:15
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Re: Duplex Purchase Checklist

Quote:
We currently live in a row house with 2 kids (3 and 6) but planning on buying a duplex and arranged to visit some properties couple of weeks time.


4. Communal Washer and dryer arrangement

If you are buying, don't get a place with communal laundry facilities, just don't.
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Old 21.11.2018, 15:17
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Re: Duplex Purchase Checklist

16.
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If you are buying, don't get a place with communal laundry facilities, just don't.
If you need to have your own laudry facilities, measure the spaces inside your flat, for the washing machine and check that the plumbing is ready.
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Old 21.11.2018, 15:20
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Re: Duplex Purchase Checklist

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16.

If you need to have your own laudry facilities, measure the spaces inside your flat, for the washing machine and check that the plumbing is ready.
That is one possibility but so many places for sale have a laundry room already or space in the boiler room etc where the machines are located?

I guess the OP could be looking at older places I suppose.
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Old 21.11.2018, 15:27
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Re: Duplex Purchase Checklist

It's going to be very difficult to find a place with all these points, you're going to have to compromise somewhere.


Make a list of what is important, what is desirable, what is nice and what is really irrelvant.


1) Check staircase for upstairs access
2) ?
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Old 21.11.2018, 19:50
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Re: Duplex Purchase Checklist

Why would there be a lease remaining? I thought that share of freehold was the standard model here and leasehold I.e. Baurecht was a relatively rare case?
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Old 21.11.2018, 19:55
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Re: Duplex Purchase Checklist

A big thank you to everyone, especially “doropfiz” for mentioning to inspect the minutes to get a feel of the neighbours and the Insurance claim history for the sound structure of the building.

Is a 99 year lease standard in CH and does 700 CH ground rent a year seem excessive as it’s far less in UK but understandably we are in a different country?

Would it be strange for me to knock on the neighbours’ doors to enquire about the building in general?
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Old 22.11.2018, 12:29
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Re: Duplex Purchase Checklist

Quote:

Is a 99 year lease standard in CH and does 700 CH ground rent a year seem excessive as it’s far less in UK but understandably we are in a different country??
Are you talking about a property held in Baurecht, that is where you own the structure but not the land?

I have no experience of the market for flats, but for a duplex Baurecht could be the kiss of death for resale in many areas, especially if the duplex is in an area of homes where the land is standardly part of ownership.

Area dependent, the value of a property lies largely in the land, the house is only a depreciating assset. If you do not own the land you might not see any appreciation in your investment.

I know of one person who ended up burnt by a Baurecht purchase, this in an otherwise healthy market. Baurecht meant restrictions to future development in line with current standards would make further investment a questionable proposition. The family eventually sold the house for less than the purchase price 10 years earlier.

On the other hand, there areas where all land is held in Baurecht by the Korporationen, in my area as lakefront property in Hurden comes to mind, where homes sell for mega millions despite lack of land ownership, and the ground rent can be astronomical. These, however, retain value due to extreme scarcity and uniquely desirable location.

IMO, a propriety sold in Baurecht that does not have unique location cachet needs to be substantially discounted against market norms before I would even look at it. And even then I would think three times.

But this is only my 5Rp, as the security of owning the ground beneath my feet is fundamental to my desire to purchase a property. YMMV, just make sure you fully understand this kind of purchase.

All the best with your decision.
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Old 22.11.2018, 20:02
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Re: Duplex Purchase Checklist

Thanks “Meloncollie” for your input. Now you’ve made me scared.

While reading EF, I think the move will also affect the possibility of Swiss naturalisation from my C -Permit although the move is within the same Canton but to a different Dorf.
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