Bern is slowing down, Lucerne is building differently

Lucerne has made its decision—and it was a clear one. On June 14, 2026, the city’s residents voted overwhelmingly in favor of both housing proposals. A right of first refusal and a more active land policy are intended to increase the share of affordable housing more quickly. But policymakers know that this is not enough. Now, an unusual concept from Germany is coming into focus: Building Type E.

The right of first refusal gives the city the right to step in when properties are sold, provided that the vacancy rate is 1.5 percent or less—a condition that has been met continuously in Lucerne since 2000. The acquired properties are to be made available to nonprofit housing developers through building rights or sale. In parallel, the city aims to create an additional 1,100 affordable apartments by 2048 through a new foundation with 70 million Swiss francs in capital, property purchases, and loans to cooperatives.

Building Type E as a Cultural Shift
Developed in Germany, now being evaluated in Lucerne. Building Type E allows for more cost-effective and less bureaucratic construction without compromising fundamental safety and hygiene standards. Specifically, this means, for example, reduced soundproofing requirements in favor of lower construction costs. The City Council is open to a pilot project. One possibility would be a housing development in need of renovation, where both renovation options and new construction elements could be tested. Interest among the Lucerne housing cooperatives’ association G-Net should be actively explored.

It’s about attitude, not standards
Luzi Andreas Meyer, the proposer of the motion, sums it up: “It’s about a cultural shift. Simple construction, flexible handling of procedures, and the timely submission of documents should become part of our administration’s DNA.” Not every requirement is wrong, but the sum of all well-intentioned rules could undermine our ability to act. The pilot project aims to show which deviations from current law are possible, which legal adjustments would be necessary, and whether this leads to faster implementation and lower construction costs.

Zug goes even further
Those seeking even more radical approaches should look to Zug. There, several municipalities have established so-called “white zones.” Virtually all building regulations, zoning plans, floor area ratios, and minimum setbacks are suspended until the desired number of apartments is built. Afterward, the original rules come back into effect. Critics call it the “Wild West,” while proponents see it as the only remedy for the acute housing shortage. Both models—Building Type E and white zones—demonstrate that Switzerland is seeking pragmatic solutions to a structural problem that cannot be solved with traditional tools alone.