Are the service charges always lower when using for the first time?

The initial payment check

The service charges for first-time use are often up to 50% lower in terms of heating and hot water costs than in an old building. Nevertheless, the total additional costs are usually 15% to 20% of the net rent. The reason for this is higher fixed costs for lift maintenance, ventilation systems and the maintenance of spacious outdoor areas. A high risk when purchasing for the first time is too low on account payments by the landlord (decoy offers), which can lead to massive back payments of often 500 to 1,200 CHF in the second year.

The energy advantage: Why heating costs fall

In 2026, the energy performance of new buildings in Switzerland is impressive. Thanks to geothermal probes, photovoltaic requirements and intelligent building automation, these objects are true “energy-saving wonders.”

Home technology efficiency

In a new building, you benefit from an infrastructure that was designed for minimal losses:

• Heat pumps with geothermal probes: These systems provide heat at a fraction of the cost of fossil fuels.
• comfort ventilation: It provides fresh air without loss of heat through window ventilation, which eliminates renovation costs from the outset compared to retrofitting an old building.
• Photovoltaic self-consumption: Many new buildings use electricity from their own roof for the heat pump, which drastically reduces external energy costs.

The cost trap: Why operating costs often rise

Low heating costs do not necessarily mean low overall costs. Modern residential complexes offer comfort, which must be financed through utility bills.

Maintenance-intensive infrastructure

The more technology is installed in the house, the more maintenance has to be done. These costs go directly to your statement:

• lifts: In modern apartment buildings, several lifts are often installed. Maintenance contracts and emergency call systems cost several thousand francs a year.
• Ventilation maintenance: Regular filter changes in comfort ventilation are essential and expensive.
• outdoor facilities: Modern settlements in cities such as Zurich often have elaborate gardens, playgrounds and meeting areas. Professional care by gardeners is a significant part of the service charges of a rented apartment.
• stewardship: Since new buildings are often owned by large institutional investors, the administration is professional, but also more expensive than with a private landlord.

The risk of an account estimate

There is no previous tenant's experience with the initial occupancy. The landlord therefore sets an estimate for the monthly payments on account.

Why estimates are often too low

There are two reasons why the service charges associated with the initial subscription to the ad often sound “too good to be true”:

• marketability: A low gross rent attracts more interested parties.
• Technical adjustment: Buildings often use more energy in the first year, as the concrete still has to dry out (building moisture) and the heating systems must first be fine-tuned.

Regional aspects: Understanding the search radius and costs

Zurich doesn't stop at Bellevue. Land prices are lower in the agglomeration, which often leads to more generous settlement concepts.

Infrastructure costs in the agglomeration

New buildings in municipalities such as Schlieren, Wallisellen or Dübendorf often offer additional offers such as parcel box systems, common rooms or large parking spaces.

• Parcel boxes & digital services: These modern conveniences incur ongoing licensing and maintenance costs.
• underground car parks: The cleaning and lighting of huge car parks is distributed proportionally to tenant.
• Regional fees: Water and sewage charges vary greatly depending on the municipality and can partially neutralize the advantage of efficient heating.

Conclusion: System beats luck in cost planning

The service charges for first-time occupancy are structurally different than in an old building. While you save massively on energy, you pay an additional charge for the high technical standard and comfort of modern outdoor facilities.

In summary, it can be stated: Don't blindly rely on the account information in the advertisement. Proactively expect an additional 2 to 3 CHF per square meter for operation and maintenance when using for the first time. Anyone who plans their budget with this reserve and uses the benefits of AI matching on heyloft.ch will not only find a modern apartment, but a home that also remains financially sustainable. First-time subscription offers the highest quality of life — with the right calculation, it will remain a first-class match even in 2026.

glossary

• reference interest rate: The key indicator for your rent structure. It plays a role in the net rent for the first time, but does not directly influence service charges.
• Buying doesn't break rent: Your legal protection (Art. 261 OR). Even if a new building is sold to a new investor shortly after completion, your rental agreement remains valid under the existing conditions.
• Tenant due diligence: Your personal due diligence. When you buy for the first time, analyse the building specification document and ask specifically about the maintenance contracts for lift and ventilation in order to realistically estimate future ancillary costs.