What is included
- Preparing the apartment for letting: a check of everything that works and does not, photographs, and a listing written for the tenant or guest it suits.
- Listing on the channels the target tenant actually uses, which differ for long-term residents and short-term visitors.
- Screening of tenants or guests, and a recommendation you approve for long-term lets.
- A written lease on your behalf under a power of attorney, with an inventory, a deposit held under agreed rules and a clear split of who pays which bill.
- For short-term lets: guest communication, check-in and check-out, cleaning and linen between stays.
- Repairs and maintenance, with anything above an agreed amount approved by you first.
- Payment of utilities and building charges from the rent, and a monthly statement with receipts.
- Transfer of the net rent to your account on a fixed schedule.
Who this service is for
Owners who live abroad and want the apartment to be let and looked after without them: investors who bought for income, families who bought a home for later and want it to earn until then, and holiday-home owners who let between their own visits. Long-term letting suits Tbilisi districts with steady resident demand; short-term letting suits Batumi's boulevard zones, the historic centre of Tbilisi and the resorts in season, as the Places section describes. The two are run differently, priced differently and taxed in ways the accountant explains, so the model is chosen before the first listing, not after.
Timeline
Model and agreement
We agree the model (long-term, short-term or seasonal mix), the target tenant, the asking rent or nightly rate, the approval limit for repairs and the statement schedule. You sign the management agreement and a power of attorney for leases.
Preparation
The apartment is checked, cleaned, fixed where needed and photographed. For short-term lets, linen, consumables and a check-in arrangement are set up.
Listing and screening
The listing goes out; enquiries are answered; long-term applicants are screened and presented to you with our recommendation.
Lease and move-in
The lease is signed, the deposit received, the inventory and the meter readings recorded with photographs.
Running the tenancy
Rent collected, bills paid, repairs arranged, the tenant or guests looked after.
Turnover
At the end of a tenancy: inspection against the inventory, deposit settled under the lease, the apartment refreshed and relisted.
Long-term, short-term and the seasonal mix
| Long-term | A resident tenant on a lease, typically paying the utilities. Steady income, low turnover, fewer costs, less wear. Suits districts where people live and work all year. |
|---|---|
| Short-term | Visitors by the night or the week through booking platforms. Higher rates in season, higher costs (cleaning, linen, platform commissions, utilities paid by the owner) and empty periods off season. |
| Seasonal mix | Short-term in the high season and a medium-term let in the low season, common in Batumi and the resorts. Requires planning around the dates. |
| Owner use | Blocked dates for your own visits, agreed in advance. In short-term letting they are planned around the high season; in long-term letting they are not possible while a lease runs. |
Which model earns more in a given apartment is an estimate built from assumptions about rates, occupancy and costs, and the yield calculator lets you test each one. We give you our honest assumptions for your apartment before you choose and the statements afterwards show what actually happened. No figure on this site or in our proposals is a promise of income.
The monthly statement
The statement is the heart of the service, because it is how an owner abroad knows what is happening. It lists the rent received, each cost paid with the receipt attached (utilities, building charges, cleaning, repairs, platform commissions, our fee), the net amount transferred to you and the date, and the balance held for upcoming bills if any. For short-term lets it adds the nights booked, the nights blocked and the average nightly rate. It notes anything that happened in the month: a repair, a complaint, a change in the building's charges. It is the same document the accountant uses for your declaration of rental income in Georgia, so it is kept in a form that a tax authority would accept, and the rent is received in a way that the bank can document when it leaves for your country.
Tax on rental income
Georgia taxes rent earned from a Georgian property wherever its owner happens to live, and the income is declared to the Revenue Service. Registration, the rate that applies and the filing calendar are matters for the accountant, and the tax pages in Invest & money describe them once reviewed. What this service does is keep the records the declaration needs and pass them to the accountant on schedule. Whether you also owe tax at home depends on your country and any treaty, and is a question for an adviser there.
To be added by the team: the current rental income tax rates and registration procedure for individuals, with the official source and the accountant's confirmation; the management fee basis. Neither is stated on this page until confirmed.
What we need from you
- The management agreement and a power of attorney that allows us to sign leases and deal with the utilities on your behalf.
- Decisions on the model, the asking rent and the repair approval limit.
- A furnished, working apartment, or an order for the renovation and furniture service to make it so.
- Your bank details for the monthly transfer, and the information the accountant needs for your tax registration.
- Your own dates in advance, if you want to use the apartment yourself.
Price basis
You receive a written quote for management, built on the basis that the prices and fees page sets out, typically a percentage of the rent collected, which is deducted before the transfer and shown on the statement. Cleaning, repairs, linen, consumables, platform commissions and utilities are costs of the apartment, paid from the rent against receipts without margin. The Turnkey package includes the first year of management.
How tenants and guests are screened
For long-term lets, screening is the single most important thing a manager does, because a good tenant is worth more than a slightly higher rent. We meet each serious applicant, check identity, ask about work and the reason for moving, and where possible speak to a previous landlord. We look for consistency between what the applicant says, what their documents show and what they can afford, and we present the best one or two to you with our recommendation and the reasons. You decide. For short-term lets, the booking platforms carry most of the screening, through reviews and verified identity, and we add our own rules: house rules that are clear in the listing, a check-in that confirms the guest is the person who booked, and a deposit or the platform's damage protection. A guest who breaks the rules is asked to leave under the platform's procedure. In both models, we would rather leave an apartment empty for another week than let it to someone we have doubts about, and we tell you when we have made that choice.
The deposit and the inventory
A long-term lease starts with an inventory: every item of furniture and equipment listed, the condition of the walls, floors and fittings described, the meter readings recorded, and all of it photographed and signed by the tenant. The deposit is received under the terms written in the lease, which state what it covers, when it is returned and how deductions are justified. At the end of the tenancy the apartment is inspected against the same inventory, with the same photographs taken again, so that normal wear is distinguished from damage. Deductions, if any, are listed with the evidence and the cost of the repair, and the balance is returned to the tenant on the date the lease sets. The process protects you and treats the tenant fairly, and a fair process is also what keeps good tenants staying for a second year.
Setting and reviewing the rent
The asking rent is set from what similar apartments in the same district actually let for, not from what is advertised, and we tell you both numbers. For long-term lets we review the rent at each renewal against the market and against what it costs to replace the tenant, which includes the empty weeks, the cleaning and the listing; a small increase that keeps a reliable tenant often earns more than a large one that loses them. For short-term lets the nightly rate moves with the season and with demand, and we review it monthly in the statement with the occupancy it produced. In both cases you decide the policy and we apply it, and every change is recorded in the statement so that you can see the effect.
When things go wrong
A tenant stops paying: the lease sets the procedure, the deposit covers part of the loss, and the partner lawyer advises on the next step under Georgian law; you are told the same week. A guest damages the apartment: the platform's process or the deposit applies, and the repair is arranged and documented. Something breaks: we repair it within the approval limit and ask you first above it, with photographs and quotes. The apartment stands empty longer than expected: we tell you why, what we propose to change (the rate, the listing, the model) and what it would cost. A neighbour or the building management complains: we deal with it and tell you. Every incident appears in the statement for that month with what was done.
Frequently asked questions
How much will my apartment earn?
We give you an estimate built from honest assumptions about rate, occupancy and costs for your apartment and district, and the statements show what actually happens. No income is promised.
Long-term or short-term: which is better?
It depends on the district, the building and whether you want to use the apartment yourself. Long-term is steadier with fewer costs; short-term earns more in season with more costs and empty periods. We recommend after looking at your apartment.
Who signs the lease?
We do, on your behalf, under a power of attorney, after you have approved the tenant for long-term lets. You receive the signed lease as a scan.
Can I use the apartment myself sometimes?
With short-term or seasonal letting, yes, with dates agreed in advance. With a long-term lease, not while it runs.
Do you handle the tax declaration?
We keep the records and pass them to the accountant, who handles registration and the declaration in Georgia as a separate service. Tax at home is for an adviser in your country.
Can I end the management?
Yes, on the notice stated in the agreement. Existing leases continue under their own terms, and we hand over the file, the keys, the deposit records and the last statement.
Change log
- - Service page created with the full description of rental management; fee basis to be supplied by the owner.