Context

Anyone who owns a property and uses it themselves must pay tax on the so-called imputed rental value as income. In return, debt interest and maintenance costs can be deducted from income. Parliament has passed a legislative amendment that abolishes the taxation of imputed rental value and restricts the possibilities for deduction. This applies to both primary and secondary residences. At the same time, it has passed a constitutional amendment that allows the cantons to introduce a special property tax on secondary residences that are predominantly used by the owner.

The Reform

Because constitutional amendments must be approved by the people and the cantons, a vote will be held on this special property tax. Since the abolition of the taxation of imputed rental value is legally linked to the constitutional amendment, the vote will decide on the entire reform: if the special property tax is rejected, the taxation of imputed rental value will remain in place. The reform affects the tax burden on homeowners and thus also the revenues of the federal government, cantons, and municipalities. Whether this results in lower or higher revenues depends heavily on mortgage interest rates. In the case of second homes, it also depends on whether and how the cantons implement the special property tax. Tourism cantons in particular may need to compensate for any shortfall in revenue from second homes.

The Reform in Detail

Abolition of Imputed Rental Value Tax

The federal law on the change in the system for taxing residential property ownership stipulates that the imputed rental value will no longer be taxed in future. In return, tax deductions will be restricted. For example, the deduction of property maintenance costs will be abolished at federal, cantonal, and municipal level. In addition, deductions for energy-saving and environmental protection measures will no longer be available for direct federal tax.

New debt interest regulations

Following the change in the law, debt interest can now only be deducted if someone owns rented or leased properties; the deduction is also limited to the share of the value of these properties in the total assets. An exception applies to people who are purchasing residential property in Switzerland for the first time and who use it as their primary residence: they now benefit from a so-called first-time buyer deduction for debt interest. They can claim a limited deduction for ten years.

Special tax on second homes

The new constitutional provision allows the cantons to introduce a special tax on second homes that are predominantly used by their owners. This will enable the cantons that are particularly affected by tourism to compensate for any loss of revenue from second homes. The constitutional provision gives the cantons considerable leeway in its specific design, thus taking into account their different situations. In addition, the cantons can authorize the municipalities to levy this tax. The special property tax could be levied separately or as a surcharge on an existing property tax.

What will change with the reform?

Results

The proposal was accepted.

Voter turnout: 49.5 %
Yes votes: 57.7 %