Building owner’s liability
Cracks next door, falling materials, an accident at the edge of the site: building owner’s liability covers the person who has the works carried out.
Two minutes is all it takes: tell us who you are and what needs covering. We come back with compared quotes.
The essentials
In Switzerland, anyone who has a building constructed, converted or demolished is liable for damage the site causes to third parties: cracks in the neighbouring house after excavation, subsidence linked to groundwater lowering, a scaffolding component falling onto a parked car. Towards neighbours, this liability can arise even without fault, Swiss neighbour law is strict with the landowner.
Personal liability insurance plays this role only for small projects: most policies cover the building owner up to a construction cost capped in the general conditions. Beyond that, a new build, major conversion or demolition, a separate policy is required. It is concluded before the site opens and runs until acceptance of the works.
The contractors, the architect and the engineer carry their own liability cover, but the injured party often chooses the most direct route: claiming against the owner. The building owner’s policy then compensates the third party and seeks recourse against the party actually responsible. We align it with the covers of everyone involved on the site, to avoid both overlaps and gaps.
What this insurance covers
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Damage to neighbouring buildings
Cracks, settlement or water ingress next door following excavation, vibration or groundwater lowering: the most frequent risk on a construction site.
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Bodily injury
A passer-by, visitor or neighbour is injured as a result of the works: the policy meets treatment costs, loss of earnings and the resulting claims.
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Claims based on neighbour law
Swiss law allows a neighbour to act against the owner even without any fault on the owner’s part; the policy covers these strict-liability claims.
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Defence against unjustified claims
The insurer examines every claim, contests unfounded demands at its own expense and conducts the defence if the dispute goes to court.
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Special and preparatory works
Demolition, deep excavation, underpinning or groundwater lowering: these sensitive operations must be declared and expressly insured.
Who it is for
- Private individuals building a villa or undertaking a conversion beyond the threshold covered by their personal liability policy.
- Owners and condominium (PPE) communities carrying out major renovation: added storeys, extensions, full refurbishment.
- Developers and property companies, for every construction or demolition project.
- Companies building or extending their own premises.
- Housing cooperatives and public authorities acting as building owners.
How we support you
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Analysing your risks
What you have, what is missing, what overlaps: an honest assessment.
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Competitive tenders
Several insurers approached against a precise specification, compared item by item.
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Long-term follow-up
Set-up, renewals, claims: a single point of contact, year after year.
Frequently asked questions
Doesn’t my personal liability policy already cover my works?
Yes, but only for small projects: most personal liability policies set a construction cost above which cover ceases. A major renovation or a new build quickly exceeds that threshold. Before the site opens, check your policy, we do it with you and put the separate cover in place if needed.
How does it differ from construction works insurance?
Both cover the site, but not the same damage. Building owner’s liability answers for damage caused to third parties, neighbours, passers-by, other people’s property. Construction works insurance covers the structure itself: partial collapse, damage to the works in progress. On any sizeable project, the two policies complement each other.
Aren’t the contractors on site already insured?
They are, but that does not shield you: the injured party can claim directly against the owner, in particular under neighbour law, which requires no fault. Your policy then settles the loss and seeks recourse against the responsible party. It also protects you if a contractor’s cover proves insufficient or the firm becomes insolvent.
When should the policy be concluded and how long does it run?
Before any work starts on site, including demolition and preparatory works, which are among the riskiest. The policy runs in principle until acceptance of the works; an extension can be agreed if the schedule slips. Special works, such as groundwater lowering, must be declared when the policy is concluded.
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Jules Rossier, non-tied insurance intermediary within the meaning of Art. 45 of the Insurance Supervision Act (ISA), registered with FINMA under no. F01581788.