Written by Valpic and the Purpose of This Publication
Valpic is the homeowners’ association for Crans-Montana, Lens, and Icogne. Today, it brings together owners of both primary residences and second homes. The association serves as a vital bridge between property owners and local authorities, ensuring that the owners’ voices are not only heard but also valued in the management and development of the Crans-Montana Plateau. By participating in this association, property owners actively help shape the future of their community.
Property owners in the Haut-Plateau are currently facing a period of unusual uncertainty. Two very different issues will have an impact on housing taxes and municipal finances in the coming years. Our members regularly ask us about these issues. This study compiles the available public information and provides guidelines to help them stay informed.
Two overlapping issues
Reform of Property Taxation. OnSeptember 28, 2025, the people and the cantons approved the elimination of the rental value for both primary residences and second homes. The Federal Council has set the effective date for January 1, 2029. The same vote authorizes the cantons to introduce a specific property tax on second homes that are primarily used by their owners. In Valais, the details of this tax have not yet been determined.
The possible financial consequences of the Constellation tragedy. The fireon January 1, 2026, claimed the lives of 41 people and left 115 injured. Our thoughts go first and foremost to the victims, their families, and their loved ones, and we dedicate the opening of Part 2 to their memory. We are also addressing the potential financial consequences of this tragedy because our members are asking these questions, and factual, verified information is better than rumors. The question of the municipality’s potential civil liability is now being raised publicly. The answer will depend on the courts, insurance companies, and the allocation of responsibility among the various parties; it will not be known for several years.
What connects them. Thesetwo issues affect the same municipality and the same taxpayers over the same period. The first one permanently alters tax revenue related to housing; the second could weigh on the municipality’s expenses and debt. Examining them together provides a better understanding of upcoming budgetary and tax decisions.
Timeline
| Date | Step |
| June 2026 | Approval of the 2025 Financial Statements for the Municipality of Crans-Montana |
| Late January 2027 | Deadline Set by the Public Prosecutor’s Office for the Expert Report on the Fire |
| Every fall | Municipal Budgets: Coefficient, Indexation, Reserves, Investments |
| By the end of 2028 | Valais legislation implementing the reform (timeline to be determined) |
| January 1, 2029 | Elimination of the rental value; possible tax on second homes |
Scope of the Study
- The Territory. The study focuses on the finances of the municipality of Crans-Montana. Property owners in Lens and Icogne are involved through the Association of Municipalities of Crans-Montana (ACCM), which funds services shared by the three municipalities.
- Homeowners. We consistently distinguish between primary residents (R1) and secondary residents (R2), as their tax liabilities differ significantly.
- Taxes. This analysis focuses on municipal taxes. Cantonal and federal taxes are mentioned only to provide a sense of the order of magnitude.
- The timeline. Through 2029 for housing reform; about ten years for the financial simulations.
The full study (21 pages) is available in the Members’ Area of the valpic.ch website