Occupancy rules and income limits for cooperative apartments

You have found a lovely 4½-room cooperative apartment, but there are only two of you? Then your application will probably come to nothing. The reason is the occupancy rule (Belegungsvorschrift). Together with the income and wealth limits (Einkommens- und Vermögenslimiten) for subsidised apartments, it is one of the rules on which most applications fail. This guide explains what lies behind them, which rules of thumb apply, how income and wealth are checked and what happens when your household changes.

Why are there occupancy rules?

Cooperative apartments are affordable and in demand – and they are scarce. Non-profit housing providers therefore want their apartments to be used by as many people who need them as possible. A large family apartment should not be occupied by a single person for years while families cannot find a suitable home. Occupancy rules make sure that the size of the apartment and the size of the household match.

The rules are set out in the cooperative's articles of association (Statuten) or in its letting regulations (Vermietungsreglement). For apartments whose rent is reduced with public money, the municipality or the canton also sets requirements.

The rule of thumb: rooms minus one

The most common rule is: the number of people in the household must be at least the number of rooms minus one. Half rooms are usually rounded down. The City of Zurich, for example, applies this rule to its own apartments, and many cooperatives have a similar requirement.

Important: this is a rule of thumb, not a law. Some cooperatives are stricter (for example "rooms equal people" for large apartments), others more generous, for instance for small apartments or in regions with less demand. There is often also a maximum occupancy, so that apartments are not overcrowded.

Who counts as a person in the household?

As a rule, everyone whose registered residence is the apartment counts – adults and children. Some cooperatives also take an expected baby into account. For separated parents with shared custody, foster children or flat shares, special rules apply depending on the cooperative. If in doubt, ask before you apply, and explain any special circumstances in your application letter.

Occupancy rules in listings – data from Laos.io

Since June 2025 we have been recording the occupancy and allocation requirements stated in listings. In 31% of the evaluable listings (1,708 of 5,589) we found a statement on occupancy or allocation requirements – besides a minimum number of people, these include age, families or membership, for example. 11% (603 of 5,589) state a minimum number of people. The real prevalence is higher: many cooperatives only set occupancy in their letting regulations and do not mention it in the listing.

Among the 603 listings with a minimum number of people and an evaluable room count, the rule is exactly "rooms minus one" in 80% of cases (so at least three people for a 4.5-room apartment) and "rooms minus two" in 13%.

This is how occupancy rules read in real listings (quoted in the original language):

• Mindestbelegung: 3 Personen (42 listings)
• Mindestpersonenzahl: Zimmerzahl minus eins (30 listings)
• Mindestbelegung: 2 Personen (29 listings)
• Die Wohnungen werden nur an Personen ab 55 Jahren vermietet. (15 listings)
• Mindestbelegung: 4 Personen. (9 listings)

Based on 5,589 listings with a description, first recorded since 1 Jun 2025, of which 1,708 from 233 cooperatives state an occupancy or allocation requirement. The requirements are read automatically from the listing text and classified by keywords. As of 3 Oct 2026.

Income and wealth limits, by contrast, are mentioned in very few listings – mostly for subsidised apartments in individual cities and municipalities. We therefore publish no figures on them; what counts are the requirements in the listing and in the letting regulations.

What happens in the case of under-occupancy?

Households change: children move out, couples separate, a partner dies. An apartment can then become under-occupied (Unterbelegung). Cooperatives usually deal with this step by step:

1. Transition period: the under-occupancy is tolerated for a certain time. For the City of Zurich's own apartments, for example, for at most one year, longer in special circumstances.
2. Offer of a smaller apartment: the cooperative offers you a suitable apartment from its own portfolio, often in the same housing estate. Members moving internally usually have priority when apartments are allocated.
3. Termination as a last resort: if you repeatedly turn down reasonable offers, the cooperative can terminate your lease. The details are set out in the letting regulations.

Many cooperatives support older members with the move, for example with help moving or an apartment in an estate designed for older residents. Moving within the cooperative also has an advantage: the share capital is adjusted to the new apartment, and the smaller apartment is usually cheaper.

Overcrowding is an issue too: if your family grows, you can apply internally for a larger apartment – and you often stand a good chance.

Subsidised apartments: income and wealth limits

Most cooperative apartments are not subsidised; they are simply cheaper thanks to cost rent (Kostenmiete). Some, however, are additionally made cheaper with money from the municipality or the canton, for example through interest-free loans. These subsidised apartments are reserved for households on lower incomes. That is why binding limits apply here:

• Income limit: the taxable income of everyone in the household must not exceed a maximum. The figure usually depends on the size of the household or the apartment.
• Wealth limit: taxable wealth is capped as well. In some cases part of your wealth is added to your income.
• Stricter occupancy: occupancy rules are applied particularly strictly to subsidised apartments.
• Residence: you are often required to have lived or worked in the municipality or the canton for a certain time.

Example: the City of Zurich's own apartments

The City of Zurich publishes the rules for its own subsidised apartments transparently. Among other things, the following applies there (as of September 2026):

• The combined taxable income of all household members must not exceed certain maximum amounts, which are graded by apartment size.
• The combined taxable wealth of all household members may be at most 200,000 francs. One twentieth of any wealth above 100,000 francs is counted as income.
• Anyone who wants to rent a subsidised apartment must have lived in the canton of Zurich for at least two years.
• Minimum occupancy follows the "rooms minus one" rule.

Other municipalities, the canton and the individual cooperatives have their own figures. The current limits are stated in the listing, in the letting regulations or on the website of the relevant authority.

Are the limits also checked after you move in?

Yes. For subsidised apartments, income, wealth and occupancy are checked not only when you move in but regularly afterwards as well, for example using tax data. If your income rises well above the limit, the subsidy usually falls away: you then pay the normal cost rent or have to move to a non-subsidised apartment. The exact rules vary; there are often tolerances and transition periods.

And for non-subsidised apartments?

Income and wealth rules can also apply to non-subsidised ("freitragend") apartments. The City of Zurich, for example, caps the relevant income at the start of the tenancy for its non-subsidised municipal apartments at no more than four times the gross annual rent (City of Zurich rental conditions, in German). Many cooperatives have no fixed upper limit for non-subsidised apartments, but they check whether you can afford the rent in the long term; as a rule of thumb, the gross rent should not exceed roughly one third of household income. Some also pay attention to a good social mix in their housing estates.

So always check the conditions of the landlord concerned and of the listing.

How to use the rules to your advantage

• Choose the right size: apply specifically for apartments that match the size of your household. On Laos.io you can filter by number of rooms and set up a search alert for exactly that.
• Look into subsidised apartments: if your income is low, it is worth asking specifically about subsidised apartments – the limits mean there is less competition for them.
• Mention changes: if you are expecting a baby, say so in your application. Many cooperatives take it into account.
• Have your documents ready: for subsidised apartments you almost always need your latest tax assessment.

You can read more about applying in the guide Applying for a cooperative apartment, the basics in the guide What is a cooperative apartment? and everything about the search in the guide How to get a cooperative apartment. You can find available apartments, for example, in the canton of Zurich, in Bern or in Lucerne.