Annual accounts for real estate in Eglisau: the practical guide
Whether you run a Sàrl, an SA or a sole proprietorship in Eglisau, annual accounts eventually lands on your desk. Here are the practical reference points — legal basis, deadlines and common pitfalls — to decide with a clear head.
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 an SME in Eglisau, the closing is also decision time: distributions, provisions, investments to anticipate. A file ready in February leaves time to decide; one ready in June just endures.
A well-structured SME chart of accounts
Concretely, annual accounts benefits from three tiers: balance-sheet accounts (classes 1-2) kept spotless for the closing, income accounts (classes 3-6) shaped for steering, and closing accounts (class 9) reserved for year-end entries. Each tier has its rhythm and its owner.
For a business in Eglisau, the Sterchi/Käfer structure also eases benchmarking: banks and fiduciaries reason on those standard classes to situate an SME's annual accounts.
A Swiss SME's accounting calendar
Every deadline has an owner: an obligation “of everyone” is kept by no one. Naming one person per deadline family (VAT, payroll, taxes) closes the gaps.
For annual accounts, year-end is prepared in October: last invoices, investment decisions, provisions to assess — December is too late to act, January is for recording.
The Swiss legal frame for annual accounts
Three documents summarise the health of a Swiss business: the balance sheet (what it owns), the income statement (what it earns) and the notes (what else you should know). All the work of annual accounts converges on those three pages, in Eglisau too.
For annual accounts, the classic early mistake remains mixing private and business: a dedicated bank account and documented private withdrawals eliminate half the discussions with the tax office.
Eglisau: what changes, what does not
Eglisau (postal code 8193, canton Zurich) applies the same federal rules as the rest of the country: what changes in Eglisau are the cantonal counterparts — tax administration, compensation office, commercial register.
For a business in Eglisau, that means VAT returns identical to anywhere in Switzerland, but a tax return and family allowances governed by the canton Zurich.
Frequently asked questions
What is the difference between a limited and an ordinary audit?
The ordinary audit applies to companies exceeding, for two consecutive years, two of three thresholds: CHF 20 million balance sheet total, CHF 40 million revenue, 250 full-time positions. Others fall under the limited audit, and those with no more than ten full-time positions on annual average can opt out with all shareholders' consent. These federal thresholds do not depend on the registered seat — in Eglisau as anywhere.
Which social contributions does a Swiss employer pay?
AHV/IV/APG: 5.3% employer share (the same is withheld from the employee); unemployment insurance: 1.1% each up to CHF 148,200 a year; occupational pension (LPP) by age and plan (employer at least 50%); occupational accident insurance paid by the employer; family allowances by canton. For an employer in Eglisau, family allowances follow the canton's rates.
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 Eglisau as everywhere in Switzerland.
What are the current Swiss VAT rates?
Since 1 January 2024: 8.1% (standard), 2.6% (reduced — for example food and medicines) and 3.8% (accommodation). Returns must be filed and paid within 60 days after the period ends (quarterly under the effective method, semi-annually under the net tax rate method). These federal rates apply unchanged in Eglisau.
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