Building Permits in Gstaad & Saanen: What You Need to Know for Your Renovation (Guide)
The short answer: For almost any renovation that changes the exterior appearance or the use of a building, you need a building permit in the municipality of Saanen. Due to the strict local image protection zones and the Second Home Act, the process is more complex than elsewhere – but with the right planning, it is absolutely manageable.
In this guide, you will learn when you need a permit, why the "minor procedure" is your best friend, and which mistakes you must avoid at all costs for projects in the Saanenland.
As a project manager in the Bernese Oberland, I know: nothing delays a project more than a construction stop due to missing permits. The municipality of Saanen (to which Gstaad belongs) attaches great importance to preserving the typical chalet style. Anyone who "just goes ahead" here risks expensive demolition orders.
Table of Contents
When Do I Need a Building Permit?
In Switzerland, building law is regulated at the cantonal and municipal levels. In the Canton of Bern: basically everything is subject to a permit unless it is explicitly exempt.
| Project Type | Permit Needed? | Type of Procedure |
|---|---|---|
| Interior Work (1:1 Replacement) | No | None |
| Window Replacement (Same Look) | Usually No* | Notification required |
| Attic Conversion / Dormers | Yes | Regular/Minor |
| Solar Panels (on Roof) | Notification | Notification procedure |
| Facade Changes | Yes | Minor/Regular |
*Note: In the Saanen image protection zone, even a material change for windows can require a permit.
Regular Procedure vs. Minor Procedure
There are two main paths to approval:
- Regular Procedure: For large projects (new construction, large extensions). Includes public notice and the possibility of objection (30 days). Duration: 3-6 months.
- Small Building Permit (Minor Procedure): For smaller changes (facade windows, small dormers, outdoor heat pumps). No public publication necessary if neighbors agree. Duration: 4-8 weeks.
We always recommend striving for the minor procedure for renovations. It saves time and costs. As experts in renovations, we often prepare the documents so that the municipality has no objections.
The Second Home Act (Lex Weber)
This is the most important point for vacation home owners in Gstaad. Since the share of second homes in Saanen is over 20%, the construction of new second homes is prohibited.
What this means for your renovation: You are allowed to renovate and modernize existing second homes. You are usually allowed to expand the living space by up to 30%, as long as no new residential units are created. We are happy to advise you on the details of your chalet renovation.
Image Protection and Aesthetics in Gstaad
The municipality of Saanen has very detailed building and zoning regulations (BZR). Especially in the village centers of Saanen and Gstaad, almost every building is protected.
What is often underestimated: the color of the wood, the type of shingles, and the shape of the balconies are also regulated. I always recommend to my clients: "Stay with the traditional, but modernize the technology." An invisible smart home installation is never a problem, whereas a modern glass facade on a reclaimed wood chalet almost always is.
FAQ: Common Questions About Building Permits
How much does a building permit cost in Saanen?
Fees depend on the construction sum. For a minor procedure, expect CHF 500 to 2,000 in pure municipal fees, plus architectural costs.
Am I allowed to insulate my chalet from the outside?
Yes, but the look must be preserved. Usually, interior insulation or very thin exterior insulation with new wood cladding is chosen.
Do I need a permit for a heat pump?
Yes, outdoor installations of air-water heat pumps always require a permit due to noise emissions (noise protection certificate needed).
Can I plan the renovation without an architect?
Theoretically yes for very small projects. In practice, however, the municipality often requires professional plans and evidence (fire protection, energy) that only specialists can provide.
Do you have a project in mind and are unsure about the permit?
We know the local authorities and help you make your project eligible for approval.