220
ORCO
CH
CH
Art. 269a Legge federale del 30 marzo 1911 di complemento del Codice civile svizzero (CO)
CO; Parte seconda: Dei singoli contratti; Titolo ottavo: Della locazione; Capo secondo: Della protezione dalle pigioni abusive e da altre pretese abusive del locatore in materia di locazione di locali d’abitazione e commerciali; A. Pigioni abusive; II. Eccezioni
Art. 269a CO
Di regola non sono abusive segnatamente le pigioni che: a. sono nei limiti di quelle in uso nella località o nel quartiere; b. sono giustificate dal rincaro dei costi o da prestazioni suppletive del locatore; c. ove trattasi di costruzioni recenti, sono nei limiti del reddito lordo compensante i costi; d. servono esclusivamente a compensare una riduzione della pigione accordata precedentemente nell’ambito di una ridistribuzione dei costi usuali di finanziamento e sono fissate in un piano di pagamento previamente comunicato al conduttore; e. garantiscono unicamente il potere d’acquisto del capitale, sopportante i rischi; f. non eccedono i canoni raccomandati nei contratti-quadro di locazione di associazioni di locatori e inquilini o di organizzazioni che tutelano analoghi interessi.
Decisioni giudiziarie che applicano questa disposizione (161)
BGE 151 III 201 (Art. 269a let. c CO)
Initial rent under Swiss gross yield method: reference mortgage rate is a notoriety and 2% return on investment surcharge applies when rate is 2% or less.
Main ground for the partial admission of the appeal: it governs the gross yield method used to fix the permissible initial rent, and the court adjusted the percentage added to the reference mortgage rate to 3.5%.
MA170003.L · zh (Art. 269a lit. a OR)
Rent Increase Presumption and Burden Shift in Lease Transfer
Cited in the dispositive of the first instance decision (IV. Erwägungen, 2.1. Grundlagen) as the standard for assessing rentabus by referencing local and neighborhood customary rents, which was the basis for the dispute.
MA120003.L.U · zh (Art. 269a lit. a OR)
Rent Increase Dispute: Excessive Return Defense and Calculation of Construction Costs
This article was mentioned in the context of market rent, which is contrasted with the cost rent principle used for the net yield calculation.
MA120003.L.U · zh (Art. 269a lit. b OR)
Rent Increase Dispute: Excessive Return Defense and Calculation of Construction Costs
The court noted that the tenant was entitled to raise the objection of excessive yield against the rent increase justified by the landlord based on this provision regarding additional performance.
BGE 136 III 74 (Art. 269a let. a CO)
Residential lease termination to re-let at higher rent: definition of "quartier" for determining usual local rents under Art. 269a lit. a CO and comparability criteria for rental objects under Art. 11(1) VMWG (construction period, apartment size).
Basis for the substantive analysis of the 'quartier' concept and the determination of usual local rents, leading to the partial annulment of the contested ruling.
BGE 122 III 257 (Art. 269a lit. a OR)
Rent reduction defense: net yield must be based on individual investment costs, not objective property value, but market-customary rent remains an alternative defense.
Basis for the alternative defense of market-based rent (local and neighborhood customary rent), which was upheld as admissible.
MA170003 · zh (Art. 269a lit. a OR)
Landlord's Challenge to Rent Reduction After Steep Increase Rejected
The evaluation of the initial rent's abusiveness focused on the criterion of local and neighborhood customary rents.
C/7792/2023 · ge (art. 269a CO)
Lessee Appeal: Confirmation of Initial Rent and Arrears Calculation
Cited in the context of the factors a judge must consider when setting the initial rent (rents practiced in the neighborhood).
C/15901/2023 · ge (art. 269 et 269a let. c CO)
Tenants Appeal Rent Increase Calculation in Older Building Case
These articles define the absolute method based on the profitability of the rented property, which was discussed in the legal reasoning regarding the grounds for the decision.
C/15901/2023 · ge (art. 269a let. a CO)
Tenants Appeal Rent Increase Calculation in Older Building Case
This article concerns the criterion of customary local or neighborhood rents, which was part of the analysis concerning the grounds for the decision.
C/15890/2023 · ge (Art. 269a let. a CO)
Tenants' Appeal on Rent Increase Calculation Method Upheld
Cited as the legal basis for the criterion of usual rents in the locality or neighborhood.
CACIV.2025.17 · ne (Art. 269a CO)
Tenant Rent Reduction Appeal Based on Decreasing Mortgage Rate
Cited in the context of the landlord's right to oppose a rent reduction claim and when discussing the admissible rate of return for the calculation of net yield.
C/15609/2021 · ge (art. 269 et 269a CO)
Lease Fixed Term Nullity and Initial Rent Review
Cited as material criteria for assessing whether the initial rent is abusive (used in the context of rent contestation, which is remanded).
C/26574/2022 · ge (Art. 269a let. a CO)
Landlord Rent Appeal Affirmed Despite Renovation Claims
The court confirmed the original decision regarding the rent fixation based on usual local/district rents, as stipulated by this article.
C/24058/2021 · ge (art. 269a let. a CO)
Tenants Challenge Rent Based on Renovation Law vs. Market Rate Justification
The court implicitly uses this article as the basis for validating the rent set by the appellant, by noting that the rent was set based on market rates (which are presumed non-abusive under this article), as the LDTR restrictions were found not to apply.