01
1 July 2026
RULV generally binding
for tenancies in Vaud
UrbanHome · Vaud tenancy law 2026
Tenancy law in the Canton of Vaud 2026: What applies to rental deposits, subletting and replacement tenants?
Since 1 July 2026, the renewed and generally binding “Règles et usages locatifs du canton de Vaud” (RULV) have applied in Vaud. The most important practical points concern rental deposits, prior written consent for subletting and early return with a replacement tenant. This guide explains the 2026 Vaud rules and where the Swiss Code of Obligations remains the federal baseline.
Author: Nikita von Niederhäuser, UrbanHome real estate expert 13 October 2026 · Reading time: approx. 16 minutes
02
30 June 2032
Validity
six-year period
03
3 areas
approved deviations
security · subletting · early return
04
0.94%
2026 vacancy rate
9 of 10 districts in shortage
What changed in 2026
Vaud has its own,
binding tenancy rules.
Tenancy law in Switzerland is generally governed by federal law, in particular by the provisions of the Swiss Code of Obligations. In the Canton of Vaud, however, the generally binding «Règles et usages locatifs du canton de Vaud» (RULV) have applied in addition since July 2026, specifying and supplementing federal law in several important areas. The cantonal rules are particularly relevant to rental deposits, subletting and the early return of an apartment with a replacement tenant. For tenants and landlords in the Canton of Vaud, this means that these binding Vaud tenancy rules must be taken into account alongside the Swiss Code of Obligations.
RULV · 1 July 2026 to 30 June 2032
01
RULV apply automatically
The renewed RULV apply by law from 1 July 2026 to tenancies within their territorial and material scope. [1]
02
Three deviations from mandatory federal law
The Federal Council expressly approved deviations for security, subletting and early return. [2]
03
Federal law remains the baseline
The Swiss Code of Obligations remains the foundation; the RULV specify and supplement it in Vaud. [2]
Rental deposit · Art. 2 RULV
Rental deposits in Vaud: rules applying since July 2026
Article 2 RULV specifies the security rules for residential leases and adds practical deadlines. [3]
01
Maximum
Up to three months’ net rent
For housing, financial security may not exceed three months of net rent.
02
Deadline
Proof within 30 days
Proof of the security must be supplied within 30 days after signing and no later than move-in.
03
Form
Swiss bank or guarantee organisation
The RULV provide for a Swiss bank or a guarantee organisation.
04
Cash received
Landlord has ten days
Cash received as security must be deposited within ten days in an account or savings book in the tenant’s name.
05
Release
No unilateral withdrawal
Withdrawal generally requires both parties’ signatures or a court decision.
06
After the lease
One-year rule
If no court action has been filed within one year after departure, the RULV provide for release of the security.
Do not treat the deposit as the last month’s rent
The deposit is security and cannot simply be unilaterally offset against outstanding rent.
Subletting · Art. 21 RULV
Subletting in Vaud: obtain written consent first
Before subletting, the tenant must request the landlord’s written consent and disclose the terms and information required by Article 262 CO. [3]
01
Request first
Written consent + 30-day response
The request must precede the sublet. The landlord must respond within 30 days of receipt.
request before subletting
disclose the conditions
response period: 30 days
02
Entire dwelling
Intention to return must be credible
For a full-apartment sublet, the tenant must make it plausible that they intend to return within a foreseeable future.
return in foreseeable future
no uncontrolled further subletting
main tenant remains responsible
Airbnb can trigger additional housing-protection rules
Regular commercial short-term rental can also be treated as a change of use. In housing-shortage areas, more than 90 days a year can trigger a permit requirement for certain previously long-term rented homes. [6]
Replacement tenant · Art. 34 RULV
≥
1
One suitable replacement tenant can be enough – but Vaud imposes minimum lead time.
A tenant leaving before the ordinary termination date must satisfy Article 264 CO and the binding RULV. [3]
RULV
written notice + solvent + same terms
01
In writing
Notify the return date
Inform the landlord in writing and state the intended return date.
02
At least one candidate
Solvent and willing to take over
At least one solvent candidate must be willing to take over on the same terms at the stated date.
03
If rejected
Reasons without delay
If there are justified objections, the landlord must communicate them without delay.
04
Vaud-specific rule
At least one month’s lead time
Article 34 RULV requires at least one month’s notice to the 15th or the end of a month.
05
Important
No duty to sign with the candidate
The landlord cannot be forced to sign with the candidate, but a qualifying candidate can still release the outgoing tenant.
Housing shortage 2026
Also important: official initial-rent form
In districts with a housing shortage, landlords generally must use the official form when concluding a new residential lease. [4]
01
0.94%
cantonal vacancy rate
2026 figure
02
9 of 10
districts in shortage
only Aigle is outside
03
< 1.5%
shortage threshold
three-year average
04
Form
initial rent disclosed
mandatory in shortage districts
In 2026, only Aigle district is not classified as being in shortage. The official initial-rent notification therefore remains required in the other nine districts when the statutory conditions are met.
Practice 2026
Checklist for tenants in Vaud
Document these points before paying a deposit, subletting or leaving early.
01
Lease
Check RULV and contract together
Read the lease, general conditions and current RULV together.
02
Deposit
Check amount and account
Record the maximum amount, deadline and form of security.
03
Subletting
Ask in writing first
Send subrent, duration and subtenant information before the sublet begins.
04
Replacement tenant
Send a complete file
Document solvency, takeover date and acceptance of existing terms.
05
Delivery
Keep evidence
Retain registered letters, receipts and copies.
06
Dispute
Use conciliation
The competent Vaud conciliation authority is normally the first procedural step.
Sources
Official sources and legal status
The information is based on the RULV generally binding since 1 July 2026 and current federal and Vaud authority information.
13.10.2026
- Canton of Vaud: RULV generally binding from 1 July 2026
- Federal Office for Housing: Vaud framework agreement and approved deviations
- RULV 2026: official text including Articles 2, 21 and 34
- Canton of Vaud: 2026 housing shortage and official initial-rent form
- Canton of Vaud: tenancy law and official forms
- Federal Office for Housing: short-term rental in Vaud
- Fedlex: Swiss Code of Obligations
General information only; individual disputes should be assessed separately.
Related guides
Related guides
01
Terminate a rental apartment early in Switzerland
Article 264 CO, replacement tenants and early return.
02
Advantages and disadvantages of a rental deposit
Bank deposits, guarantees, release and repayment.
03
How much rent can I afford?
Calculate a realistic Swiss rental budget.
direct answer
Frequently asked questions about Vaud tenancy law 2026
Direct answers on the RULV, deposits, subletting and replacement tenants.
12
FAQ
The renewed RULV became generally binding until 30 June 2032, with three expressly authorised deviations from mandatory federal law.
No. They apply to tenancies within their territorial and material scope.
Three months of net rent.
Proof must be provided within 30 days after signing and no later than move-in.
Yes. Article 2 RULV provides for a Swiss bank or guarantee organisation.
Thirty days after receiving the request.
Yes if the requirements are met, including a credible intention to return in the foreseeable future.
The landlord can request the terms with at least 30 days to provide them and, if unresolved, can demand termination with a further minimum 30-day deadline.
At least one solvent candidate can be enough if willing to take over on the same terms at the stated date.
No. But a qualifying candidate can still release the outgoing tenant.
At least one month to the 15th or the end of a month.
In Vaud shortage districts; only Aigle is outside the shortage classification in 2026.
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In brief
Conclusion: Vaud has binding 2026 rules tenants should know
Since 1 July 2026, the renewed RULV have been generally binding in Vaud, especially for deposits, subletting formalities and early return.
For deposits, the three-month cap remains central. For subletting, prior written consent matters. For replacement tenants, one solvent candidate, the same terms and the Vaud one-month rule are crucial.
Anyone renting in Lausanne, Nyon, Morges, Vevey, Montreux or elsewhere in Vaud should check the Code of Obligations, the RULV and cantonal housing-protection rules together.
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