Q&A: correct Basel transfer-tax, renovation & earthquake answers with sources

- Fix transfer-cost error (Bern 800k exemption removed); Basel-Stadt 1.5%
  self-occupied Neuerwerb → seller-levied, add Schuldbrief cost + cost table
- Add renovation CHF 500-600k derivation, inclusions, timing, overrun risks
- Replace one-line earthquake note with sourced SED/SIA 269-8 explainer
- Mirror all edits into dossier.md; inline source links + Sources footers

pages/page-83.md

@@ -2,7 +2,19 @@
 
 **Buying as an owner-occupied first home is where this makes most sense.** Basel-Stadt specifics that help a first-time owner-occupier:
 
-- **Transfer tax (Handänderungssteuer):** normally 3%, but **self-occupied residential property is exempt on the first CHF 800'000** → for a CHF 625'000 first home the transfer tax is effectively **~CHF 0**. Only notary + land-registry fees remain (≈ CHF 1'000–2'000 to the buyer; per the dossier these are usually split 50/50).
+- **One-time transfer / purchase costs (transfer tax, notary, land registry, mortgage note).** The earlier version of this answer was wrong: it used **Canton Bern's** "first CHF 800'000 tax-free" rule, which **does not exist in Basel-Stadt**. Correct Basel-Stadt position ([Steuerverwaltung BS](https://www.bs.ch/fd/steuerverwaltung/grundstueckgewinn-und-handaenderungssteuer-lkz); Gesetz über die Handänderungssteuer [SG 650.100](https://www.gesetzessammlung.bs.ch/frontend/texts_of_law/288), page current 30.06.2026):
+  - **Handänderungssteuer** is **3% and the buyer is the default taxpayer.** But for **self-occupied** residential property the rate is **halved to 1.5%**, and for a **first purchase you commit to self-occupy ≥ 6 years (a *Neuerwerb*)** the statute levies that 1.5% on the **seller** — so **your transfer tax as buyer ≈ CHF 0**. An **investor/rental buyer instead pays the full 3% = CHF 18'750**. The relief is clawed back *with interest* if you don't actually live there 6 years, and many generic guides just say "3%, buyer pays" — so **have your notary confirm the self-occupied treatment in writing.**
+  - **Notary + land-registry fees** on the transfer: notary ≈ 0.25% (~CHF 1'560, [Notariatstarif SG 292.400](https://www.gesetzessammlung.bs.ch/app/de/texts_of_law/292.400)) + Grundbuch ≈ 0.1% (~CHF 625), customarily **split 50/50** → your half ≈ **CHF 1'000–1'250**.
+  - **Mortgage note (Schuldbrief-Errichtung)** for the ~CHF 500'000 mortgage: **≈ CHF 1'500–2'500, paid fully by you** — the largest single item, and omitted in the earlier answer.
+  - **Agency / broker:** in Switzerland the **seller** engages and pays the broker (Bestellerprinzip) → **CHF 0 for the buyer.**
+
+  | One-time buyer cost | Self-occupied first home | Investor / rental |
+  |---|--:|--:|
+  | Handänderungssteuer | ~0 (seller pays 1.5%) | 18'750 (3%) |
+  | Notary + land registry (your ½) | ~1'000–1'250 | ~1'000–1'250 |
+  | Schuldbrief (~500k mortgage) | ~1'500–2'500 | ~1'500–2'500 |
+  | Broker | 0 (seller pays) | 0 |
+  | **Total** | **≈ CHF 2'500–4'000** | **≈ CHF 21'000–23'000** |
 - **Financing:** min. 20% equity = **CHF 125'000** (at least 10% "hard" equity, i.e. not from pillar-2 pension; pillar 3a and a WEF pension withdrawal may cover part). Mortgage 80% = **CHF 500'000**, of which the tranche above 65% (CHF 93'750) must be amortized to 65% within 15 years (**≈ CHF 6'250/yr**).
 - **Affordability rule:** banks test at a 5% imputed rate + 1% upkeep; imputed cost must be ≤ ~33% of gross income → you need roughly **CHF 110'000+ household income** to qualify.
 
@@ -20,3 +32,5 @@
 A comparable 3.5-room flat in this district rents for roughly **CHF 2'000–2'400/month (≈ CHF 24'000–29'000/yr)**. So owner-occupation is **cash-flow favourable vs renting** by ~CHF 9'000–14'000/yr, on top of building equity. **Budget separately for interior modernization (kitchen/bath/finishes): ≈ CHF 60'000–100'000.**
 
 _Tax note: the imputed-rental-value (Eigenmietwert) tax — and the offsetting mortgage-interest/maintenance deductions — are being abolished (national vote Sept 2025, expected effective ~2027/28). Net effect depends on your interest and deductions; broadly neutral-to-helpful for a low-mortgage owner-occupier._
+
+**Sources:** [Steuerverwaltung Basel-Stadt — Grundstückgewinn- & Handänderungssteuer](https://www.bs.ch/fd/steuerverwaltung/grundstueckgewinn-und-handaenderungssteuer-lkz) · [Gesetz über die Handänderungssteuer, SG 650.100](https://www.gesetzessammlung.bs.ch/frontend/texts_of_law/288) · [Notariatstarif, SG 292.400](https://www.gesetzessammlung.bs.ch/app/de/texts_of_law/292.400). Figures current 2026; confirm the self-occupied Neuerwerb treatment and exact Grundbuch/Schuldbrief fees with your notary.