Canton of Zurich rejects three housing initiatives – approval on premium deduction and substitution in the Cantonal Council

In November, the canton had already clearly rejected a state right of first refusal. Now, although the rejection of the tenant protection proposal was less clear-cut, the basic pattern remains: voters said No to another left-leaning push in housing policy. "Die Ablehnung der Wohnschutz-Vorlage fiel deutlich weniger klar aus als noch bei der Abstimmung zum Vorkaufsrecht im vergangenen November," wrote the authors of the background report.

How strained the situation on the housing market is underscores the figures: the vacancy rate in the canton stands at 0.48 percent – the lowest level since the years shortly after the turn of the millennium. Across nearly the entire canton, the rate is considered worryingly low. The housing initiative, which sought to oblige the canton to build more non-profit housing, was also rejected by voters according to the first projection. "Die Bevölkerung im Kanton Zürich dürfte laut der ersten Hochrechnung zu allen drei Initiativen gegen die Wohnungsnot Nein sagen."

Three Initiatives, Three Defeats

The defeat hits above all a left-green alliance: "Mieterverband, SP, Grüne und AL müssen eine Niederlage einstecken," the analysis stated. In the cities of Zurich, Winterthur and Uster, however, support for the left-leaning proposals was significantly higher than the cantonal average. This urban-rural divide has shaped Zurich's housing policy for years.

From the perspective of the opponents of tenant protection rules, practical experience argues against tighter regulations. "Erfahrungen aus den Kantonen Basel und Genf, die bereits vergleichbare Wohnschutzrichtlinien kennen, haben gezeigt: Solche Bestimmungen sorgen dafür, dass weniger gebaut und weniger saniert wird," the authors argued. Furthermore, such rules widen the gap between market-rate and existing rents. Comparable protection rules already exist in Basel and Geneva.

Urban-Rural Divide and Right of Appeal

The authors see a further hurdle for new construction in the expanded right of appeal: "Das Recht, gegen Bauprojekte Einspruch zu erheben, wurde faktisch immer weiter ausgeweitet." Residents of the City of Zurich in principle welcome densification, but frequently reject concrete projects in their own neighborhood. "Zwar sagen in der Stadt viele, dass sie Verdichtung begrüssten. Doch gibt es dann konkrete Projekte im eigenen Quartier – dann ist man dagegen."

The SVP, meanwhile, is tackling the issue with an initiative of its own: Swiss citizens should receive priority on the Zurich housing market. "Ausländer dürften nur noch dann eine Wohnung mieten, wenn kein Schweizer sie haben will," the proposal reads. In the background also stands the clear No to the "10 Million Switzerland" initiative, with which Switzerland "klar goutiert" immigration.

SVP Plans Priority for Swiss Citizens

A Yes was emerging on the SVP's premium initiative: "Diese Idee kommt laut erster Hochrechnung gut an – die Stimmberechtigten dürften mit 54 Prozent Ja dazu sagen." The "Stop the Premium Shock" initiative demands that the tax deduction for insurance premiums be adjusted in the future every two years to the development of health insurance premiums, rather than, as previously, to general inflation. Critics, however, warn: "Die Gegner befürchten Steuerausfälle von 80 Millionen Franken pro Jahr."

Substitution in the Cantonal Council Approved

A constitutional amendment on substitution in the Cantonal Council was also approved. In the future, members of the Cantonal Council are to be able to arrange substitutes for periods of three to twelve months in cases of maternity, accident, or illness. "Bei dieser Vorlage zeichnet sich ein Ja ab – laut erster Hochrechnung mit 64.8 Prozent." As a rule, the first substitute on the same party list moves up. Opponents, however, object: "Gegnerinnen finden, Ersatzpersonen könnten sich nicht genügend einarbeiten. Deshalb schadeten Stellvertretungen dem Vertrauen in die Demokratie."

Voters are likely to continue the debate over housing policy for the time being. Counter-proposals exist to two of the three rejected initiatives – the housing initiative and the tenant protection initiative – which according to polls "gut ankommen" and could potentially find a majority. The situation itself, however, remains precarious: "die Mieten steigen laufend," the background report states, and the housing shortage in the canton is "eine der angespanntesten der letzten 20 Jahre".

For the defeated initiators, the result marks a turning point. Their concerns – more home ownership, more non-profit housing, and stronger tenant protection – found no majority on Sunday, even though the situation on the housing market is as strained as it has rarely been before. The political battle is now likely to ignite around the counter-proposals and the SVP's initiative on priority for locals.