Property management

Who this page is for

For owners who hold a flat or house in Georgia while living in another country themselves.

Also for those leaving Georgia who do not want to sell their flat, and for investors who bought a flat to let.

Our role

We manage the flat, not your money. Rent goes straight into your account, and we only keep track of it.

Important decisions - choosing a tenant, major repairs, changing the price - are always yours, with our recommendation.

Starting management

Management starts with a detailed inspection of the flat: condition, inventory, meters and keys.

We record every room in photos, and these photos become the basis for every later comparison.

We gather the documents - the registry extract, utility account numbers, the association contact - in one folder.

Why not a relative

Many owners entrust the flat to a relative or neighbour, and this often works well in the first months.

The problems come later: fatigue, awkwardness when talking about money, and no reports.

Professional management preserves the relationship, because the relative no longer has to argue with a tenant.

Power of attorney

A notarised power of attorney is often needed, listing exactly what we may do.

The power of attorney does not give the right to sell or mortgage the property.

For some steps - for example the tenancy contract - you can sign remotely yourself, if you prefer.

The management agreement

The agreement between us sets out what the service includes and what it does not.

It states the spending limit above which your approval is needed, and the reporting rules.

It also states how the agreement ends and what is handed back to you at the end.

Setting the rent

We suggest a rent based on real prices of similar flats, not optimistic figures from listings.

A rent set too high often means months of an empty flat, which is the most expensive option.

You set the price, and we show you what each option means in waiting time.

Types of tenant

Students, families, remote workers and company employees look for different flats.

A company often wants a long term and a formal contract, a family wants to be near a school.

Based on the type of flat and the neighbourhood, we suggest which tenants to focus on.

Pets and smoking

You set the rules on pets and smoking in the flat, and they are written into the contract.

Allowing pets widens the pool of tenants, but sometimes calls for an extra deposit.

Whatever you choose, we state the rule in the listing itself, to avoid wasted viewings.

Preparing a flat for letting

Tenants choose a flat by its photos, so cleaning and good photos are the first step.

Sometimes a small change - new curtains, lighting or removing extra furniture - makes a flat much more attractive.

We send you every cost in advance and go ahead only with your approval.

Listing and viewings

We write the listing in several languages, because many tenants are foreigners.

We run the viewings, and send you a short note after each one.

Only people who have arranged a viewing time in advance enter the flat.

Checking a tenant

We ask for an identity document and information about work or income.

Where possible, we also get a reference from a previous landlord.

We send you the result of the check and our opinion, and you make the choice.

Equal treatment

We assess a tenant by their ability to pay and their reliability.

Nationality, religion or origin are not selection criteria.

If an owner asks for such a criterion, we do not take on the assignment.

The tenancy contract

The contract is bilingual and protects both you and the tenant.

It states the rent, currency, deposit, utilities, the repair rules and the terms for leaving early.

A partner lawyer checks the text, especially for the first contract.

Moving-in day

When the tenant moves in, we draw up a handover report with the inventory and photos.

Both sides confirm the meter readings.

We record how many keys there are, and keep one set ourselves.

Tracking rent

Rent goes directly into your bank account.

We track the payment date, and send the tenant a reminder if it is late.

If payment does not arrive, we tell you within the same week, not at the end of the month.

Utilities

The tenant usually pays the utilities, but the account often stays in the owner's name.

So we check the bills every month, so that no debt builds up.

When a tenant leaves, we record the final readings and deduct any debt from the deposit as the contract provides.

The association and the neighbours

We keep track of the association's contributions and decisions.

If a neighbour complains about noise or a leak, we are the ones they call.

We tell you about any decision on shared building repairs before the vote begins.

Small repairs

A tap, a lock, a light bulb, a washing machine hose - we deal with such things quickly.

Within the agreed limit we send a tradesperson without asking you separately.

We record every repair in the report with a photo and a receipt.

Major repairs

For major work - the roof, pipes, replacing appliances - we send you several quotes in advance.

You choose the tradesperson and the timing, and you make the payment yourself, in stages.

We supervise the work and show you the result in photos and video.

Emergencies

A water leak, a smell of gas, a power cut or a broken door cannot wait.

In such cases we act first - shut off the water, call a specialist - and then tell you.

The emergency spending limit is set in the agreement in advance.

Regular inspections

We visit the flat periodically, with notice to the tenant, as often as the contract allows.

We check for damp, the appliances, safety, and whether life in the flat matches the contract.

We put the inspection photos in the report.

Safety devices

Smoke and gas detectors and a fire extinguisher are cheap, and often prevent major damage.

When management starts, we check whether they are there and, with your approval, install them.

We check batteries and expiry dates during regular inspections.

Rent review

Once a year we compare the rent with market prices.

Keeping a good tenant is often more profitable than a slight rent rise followed by empty months.

We send you a recommendation with figures, and you make the decision.

The monthly report

The report states whether rent arrived, the state of the utilities, repairs and expenses.

Every expense comes with a receipt.

At the end of the year we prepare a summary that the accountant needs for the tax return.

Communication

You have one contact, who answers you in your language.

We take your time zone into account: apart from urgent matters, we send everything at a time that suits you.

The tenant contacts us, not you, unless you prefer otherwise.

The tenant does not pay

First a reminder, then a written warning under the contract.

If that does not work, a partner lawyer proposes legal steps.

Eviction through the courts and enforcement is often lengthy, which is why choosing the tenant is the best protection.

A dispute with a tenant

The most common disputes concern the deposit and wear and tear.

The handover report and photos settle most of these disputes from the start.

Where agreement is possible, we propose it, because court is expensive for both sides.

The tenant leaves

On the day the tenant leaves, we compare the flat with the report and photograph every change.

We propose deductions from the deposit only for documented damage.

We take back the keys and, if needed, change the lock cylinder.

Between tenants

The time between tenants is the best time for cleaning, painting and small repairs.

We plan this work alongside the new listing, so that the flat does not stand empty for long.

We take new photos after the work.

Refreshing the inventory

Over the years the mattress, curtains and crockery wear out, and the flat starts to look dated in photos.

We send you a refresh list between tenants, with priorities.

A small refresh often keeps the rent where it is and helps the flat let quickly.

An empty flat

An empty flat also needs care: airing, running the water, collecting post and checks.

In a flat closed up for a long time, damp and mould appear quickly.

We agree the frequency of visits together, and confirm each visit with photos.

Winter

In winter an empty flat often needs minimal heating, so that the pipes are not damaged.

This is especially important at mountain resorts, where frost is severe.

We check the boiler and heating settings before the season starts.

Resort flats

In Gudauri, Bakuriani and Batumi demand is seasonal: the mountains in winter, the sea in summer.

Such a flat is often let short-term in season, and out of season it stays empty or goes to a long-term tenant.

We prepare the flat before the season, and close it up and check it afterwards.

Short-term letting

Daily letting is a different business: meeting guests, cleaning after every guest, communication.

It can bring more income, but involves more costs, more wear and seasonality.

Before you start, we check the rules, the taxes and the association's position.

Guests and reviews

In short-term letting, every review affects the flat's future bookings.

Cleanliness, an accurate description and fast replies shape reviews more than anything else.

We solve a guest's problem on the spot, before it turns into a review.

Apart-hotel management

In an apart-hotel, the developer's management company often operates on its own terms.

Sometimes it is worth comparing those terms with independent management, if the contract allows it.

A lawyer checks the management contract, and we show you the result in figures.

Insurance

Property insurance protects against fire, water and other damage.

Tenant's liability insurance can sometimes be a condition of the contract.

We choose the policy together with our insurance section and keep track of its dates.

Taxes

Rental income is taxed in Georgia, and the tax return is the owner's responsibility.

In some cases a special regime applies, and an accountant checks this.

Our annual summary gives the accountant all the figures needed.

Keys and documents

We keep keys securely and record who holds which set.

We keep copies of documents in a protected folder and use them only when needed.

We do not give copies to third parties without your consent.

Your visit

If you come to Georgia and want to see the flat, we arrange the visit with the tenant in advance.

If you want to live in the flat yourself for a few weeks, we plan this for the period between tenants.

During your visit we go through all the reports and receipts together.

Selling the flat

If you decide to sell, we do not act as an estate agency.

We can prepare the flat for viewings and coordinate viewings with the agency you choose.

Whether a tenant is living in the flat affects the time to sell, and we plan for this in advance.

Ending management

Management ends with the notice set in the agreement.

At the end we return the keys, the documents and a final report.

We introduce the current tenant to the new contact, so that the transition goes unnoticed.

Common mistakes

A flat entrusted to a relative or neighbour, until they got tired of it.

A verbal agreement with a tenant, which you cannot enforce from abroad.

An empty flat in winter, with no heating.

What we need from you

The registry extract, the keys and the utility details.

What you want: long-term letting, short-term letting, or just care of an empty flat.

The spending limit, the report format and what you always want to be asked about.

Cost

The management terms and price are agreed in advance and written into the agreement.

Tradespeople, cleaners and materials are separate lines, with receipts.

We add nothing to partners' prices, and every expense appears in the report.