The building sector is responsible for one third of carbon emissions globally. To reach NetZero targets, decarbonisation efforts must be accelerated. In societies with a large proportion of rental housing, the decision to retrofit lies in the hand of landlords. Depending on regulation, finances but also personal values, landlords are thus largely responsible to invest in advancing building energy efficiency. This focus can overlook tenants' needs. Described as the landlord-tenant dilemma, literature has long described the issue but overlooked a third influence on investment decision-making, namely property managers. Their relationship with both sides offers valuable insights in the needs and perspectives of landlords and tenants. This study comprises semi-structured interviews in Switzerland to investigate the interplay of landlords, property managers and tenants in the energy-efficient retrofit of buildings. The results show that property management is a valuable point of contact for policy makers, as they provide landlords with retrofit investment options and are in charge of applying for subsidies. Further, they receive insights from tenants and have a better assessment of needs inside the building. Policy makers should address them with coherent subsidy schemes, regulations and emphasise the importance of long-term investment returns of energy efficiency and renewable energy retrofits.
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