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Property management

The service everything else attaches to. We hold the keys, walk the building to a fixed schedule, deal with everyone who has a claim on it — community, utilities, insurers, trades — and give you one statement a month that says exactly what happened and what it cost.

An empty house does not stay in the same condition as the day you locked it. Damp finds its way in, a pump seizes, a neighbour's leak spreads, a community letter arrives and nobody opens it. None of these is expensive on the day it starts. All of them are expensive six months later.

Property management is the discipline of catching those things while they are still small. That means somebody physically inside the building on a known schedule, with a checklist and a camera — not a phone number you call once something has already gone wrong.

What this service covers

01

Inspections and condition monitoring

We walk the property to an agreed frequency — typically fortnightly when it is empty, weekly in the wet season or after storms, and always before and after any period of occupancy. Each visit follows the same checklist so the reports are comparable over time.

  • Roof, façade, terraces and drainage checked for water ingress
  • Every tap, WC and stopcock run to keep traps and seals from drying out
  • Damp, mould and condensation logged with photographs and dates
  • Pool water, plant room and irrigation controllers verified
  • Alarm, cameras, smoke detectors and access control function-tested
  • Post collected, opened on request and anything time-critical escalated
02

Keys, access and contractors

We hold the keys and control who gets in. No contractor, cleaner or delivery enters the property unaccompanied unless you have specifically agreed to it, and every entry is logged with a date, a name and a reason.

  • Secure key holding with a documented issue-and-return record
  • Contractors met on site, briefed and checked out on completion
  • Access for your own guests, family or letting agent arranged on request
  • Emergency access for the community, fire service or insurers
  • Alarm codes and smart-lock credentials rotated when staff or trades change
  • A written access log available to you at any time
03

Utilities, community and insurance

The administrative side is where absent owners lose the most money, usually to things that were simply never opened. We put every recurring obligation of the property in one place and keep it current in your name.

  • Electricity, water, gas and internet contracts held, monitored and re-tendered
  • Meter readings recorded so estimated bills can be challenged
  • Community fees paid on time and assembly notices acted on
  • Local property taxes and refuse charges tracked against their deadlines
  • Building and contents insurance reviewed annually for sum insured and cover
  • Claims opened, evidenced with our own inspection photographs and pursued
04

Money and reporting

One account per property, one statement a month. Every euro or franc in and out is attributable to a line you can question, and contractor invoices are passed through exactly as issued — we take no supplier commission.

  • Consolidated monthly statement: income, expenditure, balance
  • Contractor invoices attached as issued, never marked up
  • Spending above an agreed threshold requires your written approval
  • Rental income, deposits and guest payments reconciled
  • Year-end summary formatted for your accountant or tax adviser
  • All documents kept in a per-property digital archive you can access

How it runs

  1. 01

    Take-on survey

    We spend half a day at the property recording its condition room by room, photographing everything, and listing what is already wrong. That report is the baseline for everything that follows — and it is yours whether or not you appoint us.

  2. 02

    Documentation and handover

    Keys, alarm codes, meter numbers, supplier accounts, warranties, community contacts, plans and manuals are collected and entered into our system. Anything missing we chase down and reconstruct.

  3. 03

    The operating rhythm

    Inspections run to schedule, maintenance to the calendar, and anything unexpected reaches you the same day with a photograph, a recommendation and a cost.

  4. 04

    Annual review

    Once a year we go through the property with you: what was spent, what it bought, what is coming, and what should be budgeted for the next twelve months.

How this works country by country

Costa del Sol, Spain

On the Costa del Sol most properties sit inside a comunidad de propietarios, which means assembly votes, derramas and a president who needs answering. Sun, salt air and constant irrigation attack a building continuously, so inspection intervals are shorter than a northern-European owner expects.

  • Comunidad fees, minutes and extraordinary levies handled
  • Attendance and voting at assemblies by written proxy
  • Suministros in your name, with consumption monitored for leaks
  • IBI and basura tracked to their municipal deadlines

Central Switzerland

On the Mörlialp the risks are seasonal and sharp. Frost, snow load and a building that may be unheated for weeks demand a different calendar — most of the work sits in the two changeover periods at either end of the winter.

  • Winterisation: heating curves, frost protection, water shut-off
  • Snow load and roof drainage monitored through the season
  • Stockwerkeigentum administration and assembly representation
  • Nebenkosten and seasonal utility reconciliation

What you receive

  • Inspection report

    After every visit: dated, photographed, checklist-based and stored.

  • Monthly statement

    One page of figures, with every invoice attached behind it.

  • Maintenance plan

    A rolling twelve-month view of what is due and what it should cost.

  • Document archive

    Contracts, warranties, manuals, plans and correspondence, per property.

Questions about this service

Talk to us · info@m13property.com

How often will somebody actually be inside the property?

Fortnightly as standard when the property is empty, and weekly during the rainy season on the coast or the occupied season in the Alps. We agree the frequency during take-on and it appears in the contract — it is not left to judgement.

What can you spend without asking me?

Only what you have agreed in advance, as a per-incident threshold. Below it we act and report; above it we send you a quote and wait. The one exception is making the property safe — stopping a leak, isolating power — which we will always do first and tell you about immediately.

Do you manage properties you did not sell or find?

Yes, and most of the portfolio is exactly that. It makes no difference to us who handled the purchase, as long as we can cover the property properly.

Can I cancel?

On three months' notice, and we hand over the full archive — keys, documents, supplier accounts and inspection history — to you or to whoever takes over. Nothing about your property is held hostage in our system.

Other services

All services

Not sure which of these you need?

Describe the property and how you use it. We will tell you what it realistically needs — including the parts we would not charge you for.

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