Living space — a key figure that is not easy to define
What is the living space? - The definition
Die living space is the area within a property that is used for living. What sounds simple is unfortunately very confusing in practice. Unlike in other countries, Switzerland does not have a legally defined method of calculation. Instead, calculations rely on different types of areas, such as Net living space, Main usable area and secondary usable area back. For buyers, sellers, banks, insurance companies and tenants, the correct calculation of living space is important, as it forms the basis for heating and utility bills.
Different area values to calculate living space
This area comprises the area available to residents of a building, although there is no binding definition. The term main usable area (HNF) comes closest to SIA standard 416, which is defined as “the area which serves the purpose of the building in the narrower sense.” The HNF is the total area of living spaces without load-bearing walls and outer walls. It is therefore not completely accessible because, for example, non-load-bearing interior walls belong to the HNF.
This area is often stated when selling condominium units (condominiums).
Net living space (NWF)
The one from Federal Housing Office Defined total area of all heated living rooms including storage room. Not included are cellars, balconies, terraces, screeds, garages and technical rooms as well as interior walls. This area is often specified when renting out apartments and can also be referred to as walk-in living space.
Auxiliary areas (NNF)
Areas such as cellars, screeds or garages are secondary use; they are not suitable for living. It is not allowed to use these areas as living space.
outdoor use areas (ANF):
All usable outdoor areas such as balcony, terrace and garden.
Special features when calculating living space
Depending on the purpose of the calculation, there are some special features:
- conservatory: Belongs to the net living space if it can be heated and can be lived in all year round.
- stairways: Can be part of the living space, provided that they are located in the living rooms and do not lead to the cellar or garage.
- Sloping roofs: Parts of rooms below a height of 1.50 m do not count as living space and are considered secondary use.
- niches: Window and door niches are part of the living space if they reach the floor and are at least 13 cm deep.
Living space and contract security
In order to avoid misunderstandings when buying or renting real estate, it is advisable to clarify which areas should count as living space. A detailed floor plan with all area details helps to avoid later disputes.
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