Our method
How we select the companies we recommend.
We are not a management company. Our checks are the product — so here they are, in full, including the one that most companies fail.
Free for owners. Our partners pay us — you pay their normal rate.
Why this matters
We are not a management company. That is the whole point.
Our only value is whether the company we recommend does a good job. So our checks are the product — and here they are, in full.
Registration and history
We verify the company is properly registered in Thailand and has been operating long enough to have a real record — not just a website.
Response time
We contact them the way a client would. How long does a reply take? Does anyone answer on a Saturday when the pump fails?
Reviews and real properties
What existing owners say — and the properties they actually manage. Photographs of the work, not testimonial text.
Pilot test
Before a company is recommended widely, we follow one real property through a full cycle with them: first visit, report, invoice.
Invoice transparency ⭐
The single most common complaint about management in Thailand is invoices that quietly grew by thirty percent. We ask every company directly whether they mark up contractor work. Companies that do, do not get recommended.
Annual review
Partnerships are reviewed every year. If quality drops, the company comes off the list — including companies we have recommended for years.
Why the invoice check is first among equals
A reasonable monthly fee can hide a much larger annual cost.
A management company may quote a perfectly competitive fee, then quietly add margin to every contractor, material and spare part. Over a year that hidden margin can exceed the visible fee several times over.
"The invoice arrived at 45,000 baht. I later found out the electrician charged 30,000."
How a thirty-percent mark-up works in practice.
We ask three questions, every time
- Do you add margin to contractor and material costs?
- Can I see a recent contractor invoice, with the contractor's own letterhead?
- Will material and repair work be billed at cost, with the invoice shown to the client?
An honest limitation
We are not the cheapest way to find a manager. We are the most careful.
What we do well
Compare rather than push, check the numbers nobody else checks, and stay available after you sign. We are on the ground in Hua Hin, not in another time zone.
What we do not do
We do not manage properties, hold keys, employ cleaners, or supervise contractors ourselves. If you want a single company to do everything, you want a management company — we will help you pick one.
What we cannot promise
We cannot guarantee a company's future behaviour, and we do not take a cut that would make us defend them. That is exactly why we ask you to tell us if something goes wrong.
Questions owners ask
About our checks.
What is the most important check?
Invoice transparency. A management company can quote a competitive fee and then quietly add margin to every contractor and material cost. Over a year, that hidden margin can exceed the visible fee several times over — and it is invisible unless someone asks.
How do you test response time?
We contact them the way a client would, at the hours a client would — including a weekend, when things actually fail. How long a reply takes tells you a great deal about how your own problem will be handled.
What happens if a company fails a check?
They are not recommended, at all. It is not a scoring system — the invoice-transparency question in particular is close to binary. Companies that mark up contractor work do not reach our clients.
How long have these partnerships been reviewed?
Partnerships are reviewed annually on invoice transparency, response time and client feedback. A company whose quality drops comes off the list, including companies we have recommended for years.
Tell us about your villa
Fifteen minutes now saves you a lot of guessing later.
Send us the basics — where the property is, how you use it, and what you would like taken off your plate. We come back with a plain answer and two or three vetted local companies that fit.
- Free for owners — no obligation
- We reply personally, usually within one working day
- We compare at least two companies, never one
- Your details are not passed to anyone without your consent