Foreclosure auction in Grisons: Adam Quadroni's house reassigned

An extraordinary chapter in the long Graubünden Construction Cartel Case has come to an end: On the afternoon of Friday, May 30, 2025, the single-family house of whistleblower Adam Quadroni in Ramosch (municipality of Valsot) was auctioned off. The winning bid was 1.435 million CHF, awarded to the opera singer from Solothurn, Marion Ammann, with the stated goal of allowing Quadroni to continue living in his parental home. This not only prevented an impending forced eviction but also reduced more than half of his debts.

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1 Overview of the Property

• Address: Munt 317a, 7556 Ramosch GR, hillside location with panoramic views of the Lower Engadin.
• Year Built & Structure: A 6½-room extension built in 2004 to the parental home, gross floor area approximately 250 m².
• Area: Two additional parcels (formerly building land, now agricultural zone) as well as a separate hunting lodge between Ramosch and Strada.
• Estimated Value: Residential house 2.3 million CHF, hunting lodge 100,000 CHF.
• Auction Prices: 1.435 million CHF (House) & 450,000 CHF (Hunting Lodge), the latter a proud 350% above estimate.
• Debt Reduction: Total claim was 3.6 million CHF, remaining debt after sale ~1.7 million CHF.

“We hope that we can find a solution and that he can stay in his house to alleviate his suffering a bit.”
Marion Ammann, Buyer

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2 Chronology of the Auction

Date	Event
2017	Quadroni uncovers the Engadin construction cartel, his construction company goes bankrupt.
May 27, 2025	The Underengadin Debt Collection and Bankruptcy Office publishes the auction notice (estimated value 2.3 million CHF).
May 30, 2025 (2 PM)	Public auction in the Scuol community hall, about 40 people in attendance.
May 30, 2025 (≈2:40 PM)	Bid awarded to Marion Ammann for 1.435 million CHF after only three bidding steps (Opponent: Raiffeisenbank).
May 31, 2025	Media reports confirm the additional purchase of the hunting lodge (450,000 CHF).
June 2025	Ten-day complaint period (Art. 156 Abs. 2 SchKG) expires, ownership transfer is prepared.

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3 Legal Foundations & Special Features

3.1 Foreclosure Valuation under SchKG

1. Debt Collection Request (Art. 67 ff.): Creditors (mainly banks) request liquidation.
2. Valuation (Art. 140): Expertise results in 2.3 million CHF for the residential house.
3. Public Notice (Art. 156): minimum of 4 weeks prior to the auction date.
4. No Double Call Required: no mortgage claims except bankruptcy estate, thus only one call.
5. Bid Award & Deposit (Art. 143, 136): 10% security or a fixed 100,000 CHF immediately due.

3.2 Right to Stay & New Ownership

In order for Quadroni to continue living there permanently, various civil law instruments are available:

• Freehold Right of Residence (ZGB Art. 776 ff.): secured by property law, registerable in the land register.
• Long-term Lease Agreement: simple and flexible, but without land register protection.
• Usufruct: more comprehensive but tax-complex compared to pure residential rights.

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4 Economic Context

• Price Discount on the House: 38% below estimate, typical for properties with emotional context and mid-term renovation needs.
• Bidding War on the Hunting Lodge: +350%, showing that small vacation properties in the Engadin are in high demand.
• Debt Reduction: proceeds from the sale reduce liabilities from 3.6 million CHF to 1.7 million CHF, creditors receive immediate payouts.
• Social Benefit: preservation of the social environment and the mental stability of the whistleblower.

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5 Best Practice Tips for Bidders

1. Pre-Inspection & Land Register Extract: Technical condition analysis plus verification of easements.
2. Provide Proof of Financing: Bank guarantee or liquidity for the immediately due security.
3. Establish Bidding Strategy: Define a maximum limit, for the house, the third bid was sufficient.
4. Consider Social Components: For occupied properties, Fairness Signals (right to stay, lease agreement) can mitigate competition.

FAQ about the Graubünden Auction

Can the buyer unilaterally define the right to reside?
No. Residential or usufruct rights require a written agreement between the parties and subsequent registration in the land register.

Must Lex Koller be considered?
No, the buyer is Swiss, so no approval is needed.

What fees are incurred?
1.5% bid fee from the debt collection office + about 0.3% land register fee in Graubünden.

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6 Lessons Learned from the Quadroni Case

• Transparency Strengthens Trust: 40 attendees in the hall and live reporting ensured acceptance.
• Ethical Bidding Behavior Can Be Economical: Conscious purchase below estimate, but with social added value.
• SchKG Protects Creditors and Debtors: Despite high debts, the debtor retains a way to maintain at least indirect ownership of their home.

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7 Conclusion

The Graubünden foreclosure concerning Adam Quadroni demonstrates that Swiss debt collection and bankruptcy law efficiently addresses creditor claims while also allowing for humanitarian solutions. Through a cooperative buyer, transparent processes, and wise use of civil law instruments, a forced sale has turned into a positive signal: even in complex debt situations, win-win outcomes can be achieved for debtors, creditors, and the Graubünden region alike.