Who this is
The property adviser is the person clients meet at the airport and on site. They run viewings in Tbilisi and Batumi, live video tours for buyers who stay abroad, handover inspections when a developer delivers an apartment, and the practical side after the purchase: utilities, renovation contractors, furniture and tenants. On avi.ge they co-author the district, zone and project pages, where the photos and the street-level notes come from their visits.
To be added by the team: full name, photo, areas covered (Tbilisi districts, Batumi zones, resorts), years of experience, languages spoken.
What this author writes
Pages about places and buildings: the districts of Tbilisi, the zones of Batumi, the resorts, construction stages and handover checklists, and the project reviews written after site visits. Prices and rents on those pages come from the facts register with their sources; the observations about noise, transport, parking and construction quality come from being there, with dated photos.
How the on-site work is done
Visit
Every district page and every project review is based on at least one visit. No page is written from a brochure.
Photograph with dates
Construction progress, the street, the entrance, the view from the floor. Photos are dated and kept so that a later visit can be compared with an earlier one.
Check the paper
Before a viewing is recommended, the lawyer has looked at the registry extract and the permits. The adviser does not show a property that has failed that check.
Report honestly
The notes a client receives after a viewing include what is wrong with a property, not only what is right.
Pages signed by this author
Individual district and project pages are added to this list as they go live.
Contact
To arrange a viewing or a video tour: WhatsApp, info@avi.ge or the contact page.
What a viewing with the adviser is like
A viewing day starts with the shortlist and a route. The adviser orders the properties so that the day makes geographic sense and leaves time for a second look, and tells the client in advance what each stop is for: one apartment to see a building type, one to see a district, one that is the real candidate. At each property the adviser walks the client through the same sequence: the street and the entrance first, because they are what an owner meets every day; the stairwell, the lift and the common areas, because they show how the building is managed; then the apartment, from the windows inward, with the measurements, the water pressure, the sockets and the noise checked rather than assumed. Between properties the adviser shows the district: the metro, the school, the market, the construction site that will be a neighbour for three years. The day ends with written notes for each property, including the ones the client disliked and why, so that the next shortlist is better than the last.
What a live video tour includes
For clients who are not in Georgia, the adviser runs the viewing on a video call from the property, and the rule is that the camera shows what a visitor would see, not what a brochure would. The tour begins outside: the street in both directions, the entrance, the state of the façade and the parking. It continues through the common areas to the apartment, where the adviser walks every room slowly, opens every window, shows the view in each direction, turns on taps and lights, and reads the measurements from a tape rather than from a plan. The client can stop the tour and ask for anything to be shown again or measured; a tour is not a performance. After the call the client receives the dated photographs and a written note with the adviser's own impression, including the things that did not look good on camera and the things that looked better than they are. A tour can be repeated at a different hour if the client wants to hear the street at night.
Construction site visits and what the camera records
For projects under construction the adviser visits with a camera and a notebook on a schedule tied to the construction stages. The photographs are taken from the same positions each time so that progress can be compared: the building from the street, the number of floors against the permit, the state of the façade and the windows, the entrance and the lifts once they exist, and, when the frame has reached the client's floor, the client's own apartment and its actual view. Each photograph carries its date, and the set is kept so that a developer's delivery promise can be checked against what the site looked like on each visit. The notes record what the adviser counted and asked: workers on site, cranes moving or still, what the sales office said about the delivery date this time compared with last time. These visits feed the project reviews on this site as well as the client's own file, under the rules on the project reviews page.
The handover inspection, item by item
Area and layout
The apartment is measured and compared with the contract and its tolerance clause; walls and risers are checked against the plan.
Windows and doors
Every window and the balcony door are opened, closed and locked; the entrance door and its frame are checked for fit and security.
Water and drainage
Taps are run, pressure is checked, drains are tested, and the meter readings are recorded with a photograph.
Electricity
Every socket and switch is tested, the consumer unit is inspected, and the meter is photographed.
Heating and ventilation
The heating connection or boiler is checked according to the building's system; ventilation openings are confirmed.
Surfaces and structure
Screed, plaster, cracks, damp and the balcony's condition are inspected and photographed.
The act
Every defect is written into the handover act with its photograph and a date by which the developer will fix it; the act is signed only with the list attached.
Clients who attend their own handover receive a printed version of this list; clients who are abroad receive the act, the photographs and the adviser's recommendation on whether to sign.
After the keys: the practical side
The adviser's work does not stop at registration, because the first months of ownership are where a buyer abroad most needs someone on the ground. The adviser transfers the utility accounts, meets the internet installer, obtains quotes from contractors for finishing a white frame and manages the work against a schedule with weekly photo reports, arranges furniture delivery and assembly, and, when the apartment is ready to let, prepares it for photographs and meets prospective tenants or the management company. For clients who use the rental management service, the adviser is the person who inspects the apartment between tenants and after any repair. None of this is glamorous, and all of it is the difference between an apartment that is owned and an apartment that is lived in or earning.
Photographs: what we take and what we do not
The adviser's photographs are working documents, not marketing. They are taken at eye level from where a person would stand, in the light there is, without wide-angle distortion that makes rooms look larger, and they include the unflattering view: the bins, the car park, the construction next door, the crack in the stairwell. They are dated, and originals are kept. Photographs of a client's own apartment belong to the client's file and are not published; photographs of buildings, streets and construction sites may appear in district pages and project reviews, under the rules in the editorial policy, which also says that where we have no photograph yet, a page says so rather than using a stock image. People are not photographed identifiably without their agreement.
Areas the adviser covers
The adviser works across Tbilisi, in Batumi and along the Adjara coast, and in Gudauri and Bakuriani, which are the markets the agency serves. Within Tbilisi the adviser's own notes cover the districts described on the Places page; which districts the adviser knows best, and how many years they have worked in each market, are among the details the owner will add to the yellow box at the top of this page. Viewings outside these areas are arranged case by case and only where the adviser can visit the property in person before recommending it, because the whole value of the role is that someone has stood in the apartment.
Screening before the shortlist
Most of the adviser's viewings are not with clients; they are screening visits that the client never sees. For every property that reaches a shortlist, several were visited and dropped: the building whose entrance smelt of damp, the apartment whose window faced a wall the listing cropped out, the new project whose site had not moved in two months, the street that was quiet at noon and a taxi rank at midnight. The adviser's screening notes for each are kept and summarised for the client as the number considered and the reasons for rejection, so that the client reads the shortlist as a selection rather than as all the market had to offer. A client who wants to see a rejected property can, and sometimes does, and the adviser shows it with the same honesty; a shortlist is a recommendation, not a restriction.
Resorts and the off-season visit
For Gudauri, Bakuriani and the coast the adviser adds a step that city purchases do not need: a visit in the off-season. A ski apartment seen in January with the lifts running and the restaurants full tells you about the season; the same apartment in May, with the building half closed and the heating off, tells you about the other eight months, which is when the management, the insulation and the security of the building matter most. The adviser photographs both and writes both into the notes, and for a client who intends to let the apartment, the off-season visit is the one that decides whether the building can be left alone safely. The same logic applies to Batumi's towers in winter, when a street of summer apartments is dark, and the adviser says so in the notes rather than letting the summer photographs speak alone.
Working with the adviser
Clients meet the adviser once a shortlist exists, for viewings in person or by video, and keep working with them through the handover and, if they choose, the renovation and letting. The adviser's notes are written in the client's language where the adviser speaks it and translated by a colleague where not; the languages will be listed above once confirmed. The adviser does not negotiate price, which is the founder's role, and does not give legal opinions, which are the partner lawyer's; what the adviser gives is an honest account of what a property, a building and a street are like, including what is wrong with them. Viewings and tours are arranged through the client's contact person or through the contact page.
Change log
- - Profile page created with role description; name, photo and credentials to be added by the owner.