The realities of owning a second home far from your primary residence are immediate and practical: unchecked humidity, unnoticed faults, a garden that fades, and the constant choice between leaving the house empty or renting it out. Our local service is designed to give owners control and
peace of mind without long-term constraints. We provide three tailored levels of support that range from pure custody to a comprehensive seasonal and year-round management solution, and every action is tracked and communicated so you always know the condition of your property.
Before any plan begins we perform a personalized evaluation: we review how you use the house, estimate potential earnings, and carry out a technical inspection with a detailed checklist
for systems and safety. Moving from one service tier to another is designed to be straightforward: start with custody and enable rentals later with a 60 days notice. The operational setup typically takes between 2 and 6 weeks, which covers powers of attorney, secure access arrangements and onboarding procedures.
Service tiers and what each includes
We offer three primary formulas to fit different owner priorities. The first is a custody-only option for
those who never want guests but want periodic checks, seasonal openings and emergency response. The second tier combines custody with partial rental: you reserve the dates you need and we monetize the free periods through short-term lets. The third level is a full management plan aimed at maximizing revenue with higher guest turnover while still preserving reserved blocks for your personal use. Each tier is modular so you can adapt over time to match your goals and market demand.
Custody-only: protection and routine care
The custody-only service includes scheduled visits, anti-humidity checks, appliance inspections and small-scale maintenance. We remain available for emergencies and can arrange cleaning ahead of your arrival. Pricing depends on floor area and outdoor facilities: a typical apartment falls between €80 and €250 per month, while a villa with a pool ranges from €250 to €600 per month. Under this formula we do not publish listings or host guests, focusing solely on preserving the asset and preventing deterioration.
Partial rental: earn while keeping your own weeks
The mixed solution protects your personal use while allowing the property to generate income in unused periods. You block the weeks you need and we manage the remainder with listings, check-ins, cleaning and guest support. A property with roughly 12–16 weeks of available time a year can produce between €6,000 and €20,000 net, depending on location, condition and seasonality. We run the bookings, contracts and supply photographic reports so you retain visibility and control over income and occupancy.
Onboarding, flexibility and operational timing
Our process begins with a tailored assessment and a technical visit using a precise inspection checklist for systems and safety. The setup phase — paperwork, access provisioning and onboarding — is usually completed in 2 to 6 weeks. Switching between plans is simple: notify us with a 60 days lead time to change from custody to a rental strategy or vice versa. Contracts are annual but not binding forever; we offer termination with 60 days notice so you keep flexibility without being locked into exclusive arrangements.
Operations, maintenance and transparent reporting
Beyond the core packages we provide practical operational services to maintain value and readiness: a digital inventory with time-stamped photographic documentation, proactive maintenance via a local network of trusted tradespeople (plumbers, electricians, gardeners, masons, pool technicians), on-demand cleaning and seasonal sanitization. We also help manage utilities and local taxes: monitoring bills, flagging IMU and TARI deadlines and coordinating with your accountant, whether it is yours or ours.
Transparency is central: owners receive customizable reports monthly, quarterly or on request, and every visit or intervention is logged with dated photos stored in a shared folder. We support clients living in Italy, Germany, Switzerland, the United Kingdom and the United States, offering multilingual communication and scheduled calls. While last-minute confirmed bookings may face constraints, we always try to propose alternatives and manage expectations to keep the experience straightforward and sustainable for the owner.