Questions owners actually ask.

No. We select and vet management companies. That is allowed to be honest, and it works better for you: we can compare several, and we have no reason to push one.

Nothing. Our partners pay us a referral fee when you sign with them. You pay their standard rate — often slightly less than going direct, because we know the local price and we check for mark-ups.

A referral fee from the management company. It is worth knowing that this can create a bias — which is why we shortlist two or three options rather than one, and review every partnership annually.

Six checks: registration and history, reviews and real properties, invoice transparency, response time contacted as a client, a pilot test on one property, and an annual review. See the full method →

Yes, and owners do. Come back to us and we will re-run the shortlist at no cost. If the original company was recommended by us and let you down, tell us — they come off our list.

Caretaking of an empty home is a fixed monthly fee by size and visit frequency. Long-term rental management is usually one month's rent or around 8–10% of rental income; short-term management is usually around 20–25%. Full breakdown →

Because any published range would be wrong for most properties, and any company quoting a flat number before seeing your property is guessing. We publish the pricing models and the traps instead.

Some are, and it is the most common complaint about management in Thailand. We ask every company directly, and companies that add a hidden mark-up are not recommended.

You do, as the owner — and you should see the contractor's invoice, not a marked-up version. Agree a small spending limit in advance: below it, small fixes are handled; above it, you are asked first.

Pool care, garden care and additional visits are normally separate lines — that is standard. What is not standard is a "coordination fee" appearing at the end that nobody mentioned at the start.

Most owners choose weekly or fortnightly while it is closed, and monthly when in use. You agree the schedule in writing before anything starts.

Every visit ends with dated photographs and a short written note. If nothing needed attention, that is what the report says.

Damp, mould, perishing seals, insects, a pool that turns and pumps that seize — and a small roof leak that becomes a ceiling. Read the month-by-month guide →

Only if you have one — but then yes. A pool roughly doubles routine work: chemistry, pumps, filters and water level, and it is nearly always charged separately from caretaking.

Neighbours are useful and most owners have someone keeping an eye out. But a favour does not include pool chemistry, a dated photo report, or a contractor who answers on a Saturday.

Yes. Short-term rentals under 30 days technically fall under the Hotel Act, and many condo buildings restrict them in their bylaws. Check your building's rules before listing anywhere.

Condos can be owned freehold by foreigners, up to 49% of a building's units. Land cannot be owned directly — houses and villas are usually held via a 30-year lease or a Thai company structure. Take legal advice before committing.

Rental income earned in Thailand is taxable in Thailand, and how it is calculated depends on how the property is held. We can introduce you to an accountant, but we do not give tax advice ourselves.

It makes everything simpler and most owners have one. There are workable alternatives depending on how the property is held — tell us your situation and we will explain the options.

Typically 5–7% gross for standard condos and villas, and up to 8–10% in peak season for holiday pool villas in Pak Nam Pran. The seasonal curve decides most of it. Yields by area →