Annual closing for real estate in Borex without the stress: how it works
Annual closing for real estate in Borex rests on three pillars: federal law that applies across Switzerland, cantonal deadlines worth knowing, and tools that eliminate re-keying. This guide puts it all in order, fact by fact.
Year-end closing: how the mechanics work
The closing turns day-to-day bookkeeping into annual accounts: balance sheet, income statement and notes (art. 958 CO). Mandatory stops: accruals and deferrals, depreciation, commercially justified provisions, inventory of stock and work in progress, then VAT and AHV reconciliations.
For annual closing, the golden rule is to discover nothing in January: every uncertainty (doubtful receivable, dispute, unsellable stock) must be identified before the closing date, not after.
A Swiss SME's accounting calendar
Three families of deadlines shape the year: federal (VAT within 60 days, salary declaration in January), cantonal (tax return, extensions depending on the canton, including in Borex) and internal (closing, general meeting within six months). Mixing them up is the leading cause of delays.
For annual closing, year-end is prepared in October: last invoices, investment decisions, provisions to assess — December is too late to act, January is for recording.
Outsource annual closing or keep it in-house?
A fiduciary's cost depends first on the quality of the data received: digitised, filed, reconciled documents are processed fast; a box of loose receipts is billed by the hour. Improving the internal preparation of annual closing lowers fees more surely than any negotiation.
Changing fiduciary is not a drama: the accounting data belongs to the company, and a clean export (entries, chart of accounts, linked documents) allows a transition at year-end. A provider who locks in a client's data says a lot about how it works.
The Swiss legal frame for annual closing
For an owner in Borex, the question is never “do we need accounts?” but “at what level of detail?”. The CO sets the floor; the bank, the tax office and the shareholders set the rest.
The law also settles the form: accounts may be kept in a national language or in English, on paper or electronically (art. 957a para. 5 CO). That pragmatism lets annual closing run entirely on digital tools — no paper binder is required.
Borex: what changes, what does not
Borex (postal code 1277, canton Vaud) applies the same federal rules as the rest of the country: what changes in Borex are the cantonal counterparts — tax administration, compensation office, commercial register.
Federal deadlines do not move in Borex: VAT within 60 days, salary declaration in January, 10-year record retention — postal code 1277 changes nothing about those rules, only the sender's address.
Frequently asked questions
When must a business register for VAT?
As soon as its worldwide annual turnover reaches CHF 100,000 (CHF 250,000 for non-profit sports or cultural associations). Below that, voluntary registration remains possible and often makes sense to reclaim input VAT on investments. The threshold is federal: it applies in Borex as everywhere in Switzerland.
Which documents should be prepared for the year-end closing?
Bank and cash statements at the closing date, the inventory of stock and work in progress, final AHV/LPP/accident settlements, contracts signed or amended during the year, invoices straddling two years and the detail of accruals. With an up-to-date document archive, most of it is already there. The list is identical in Borex: the CO dictates it, not the commune.
How long must records related to annual closing be kept?
Ten years from the end of the financial year concerned (art. 958f CO). Electronic retention is permitted if the integrity and readability of the records are guaranteed — a serious digital archive validly replaces paper binders. A business in Borex can therefore archive fully digitally.
Effective VAT method or net tax rate: how to choose?
The effective method deducts actual input VAT and files quarterly; the net tax rate method applies a flat industry rate to turnover, semi-annually, with no separate input VAT deduction. The flat rate suits low-cost structures; as investments grow, the effective method usually wins again. The choice rests on the company's own figures, in Borex as anywhere.
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