Property-by-property assessment
Record the location, size, layout, current use, access arrangements and existing help for each apartment. Identify the work you want to retain, the gaps you want us to cover and the property-specific priorities.
WINTER & BETWEEN-STAY PROPERTY CARE / TIVAT
Away from your Tivat apartment?
Keep an eye on your home through winter and between stays. Agree local visual checks for visible damp, leaks and other changes, dated photo updates and preparation for your return.
The initial conversation is free. Visits and ongoing care are separately scoped and priced before you decide. No work is booked by sending an enquiry.
A SIMPLE NEXT STEP
Tell us where the property is and what you need.
- 1. Share your plansSend the location, your main concern and your next arrival, if known.
- 2. Agree the serviceWe confirm availability, the checklist, visit frequency and price. You choose whether to proceed.
- 3. Receive clear updatesAfter each agreed visit, receive dated photos, findings and any next action needing your approval.
WHAT YOU RECEIVE
A clear update after each agreed visit.
Know what was checked, what changed and what needs your decision.
See an illustrative owner report- Checks & photographs
- The visit date, accessible areas checked and relevant photos.
- Findings & next steps
- Visible changes, areas not accessed and questions for a specialist.
- Your approval
- Proposed maintenance and costs agreed before additional work.
One visit or ongoing care, subject to confirmed availability. Visual checks cover agreed accessible areas; specialist diagnosis and repairs are arranged separately.
OUR SERVICES
Choose a service. See exactly how it works.
From a complete property-management plan to a single cleaning or care task, explore the work we coordinate, how it is arranged and what you receive. Your proposal brings the selected services together for each apartment.
ONE COORDINATED PROPERTY PLAN
Full management. Just 15%.
Full property management brings the selected care, rental, cleaning and maintenance work into one assessed plan. For several apartments, we organise the shared schedule and owner communication while keeping every unit's tasks, condition and costs visible.
Suitable for
Discuss full property managementOwners who want a coordinated arrangement for several apartments, combining year-round care with the rental or seasonal support their properties require.
A shared operating plan
Bring together scheduled checks, cleaning, supplier access, maintenance appointments and any assessed rental operations. Set a different service level for individual units where their use or condition differs.
Year-round care
Plan visual checks during absences, suitable agreed airing, factual condition records and follow-up on open issues. Connect the care schedule with the owner's intended visits and seasonal changes.
Rental-operation coordination
Where included in the assessed arrangement, connect listing preparation, calendars, pricing rules, guest communication, arrivals and changeovers. Confirm the responsible team, account roles and service hours for these tasks.
Cleaning, linen and supplies
Coordinate provider schedules, agreed cleaning briefs, laundry arrangements and approved restocking. Record which apartment needs which work and who confirms the handover.
Repairs and specialist providers
Organise the selected contractor, quote, appointment and access. Keep the owner's decision and any agreed spending limit connected to the job, then follow up on the reported outcome.
Practical owner support
Include agreed bill tracking, reminders, property errands or arrival preparation where useful. The scope identifies these tasks alongside property care rather than treating them as an undefined extra.
Working with your existing team
Keep your cleaner, caretaker, building team, relative or agent involved where suitable. Record who handles each task and the point at which an issue comes to Riviera or the owner.
Consolidated owner reporting
Keep a property-level record of visits, findings and open work, with a shared summary for the apartment group. Where rental operations are included, add the agreed activity, income and cost records.
Seasonal review and handover
Review the plan before and after the rental season or a change in property use. Update the agreed tasks and reconcile open jobs, records and access arrangements when the service changes or ends.
What you receive
A written management plan for the selected apartments, a defined coordinator and reporting route, property-level working instructions and a consolidated view of activity and open decisions.
Your service arrangements
Our full-management fee is 15%. Your proposal confirms the revenue basis, included work and separate operating costs. The complete arrangement is confirmed after assessment. Your proposal identifies Riviera's work, the team and providers, service hours, recurring and variable charges, and any rental duties or account permissions. Owners retain property decisions and pay providers directly under the agreed model.
How this service works
Understand the portfolio
We discuss the apartments, existing arrangements, seasonal use and the responsibilities you want to delegate.
Assess the complete scope
We review property needs, routes, delivery capacity, provider arrangements and any rental-account roles.
Agree one written plan
You receive the property list, selected tasks, frequency, coordinator, service hours, reporting and complete commercial arrangement.
Set up and review
We organise the property instructions and handover, deliver the agreed work and review changes with you.
What your update can include
- Completed visits and tasks for each apartment.
- Relevant photographs, condition changes and jobs awaiting follow-up.
- Provider appointments, agreed costs and owner decisions.
- One consolidated summary, with rental activity and cost records where included.
Questions about this service
Does every apartment need the same service?
No. One apartment may need winter care, another cleaning between stays and another a wider rental-operation plan. We record the selected support for each unit and organise shared tasks together.
Can I start with part of the portfolio?
Yes. We can assess selected units first and define the property list and scope for that arrangement. Further apartments are added through an agreed update to the plan.
What does full management mean in my proposal?
It means the complete scope selected for your properties. The plan lists the actual tasks and responsible people, including the work you or an existing provider continue to handle.
RENTAL OPERATIONS & REVENUE MANAGEMENT
Organise the work behind every stay.
Alongside rental operations, we offer ongoing OTA optimisation and revenue management for individual properties and portfolios. We review channel performance, refine pricing and listings, and track results over time. The scope can focus on online sales alongside your existing assistant or team, or include agreed guest and changeover support.
Suitable for
Plan your rental operationOwners preparing several apartments for a rental season, improving an existing operation or delegating selected rental tasks.
Our study: up to 28% more revenue, 20% higher occupancy
Our completed study shows that properties using our OTA optimisation and revenue management typically achieve revenue growth of up to 28% and occupancy growth of 20% compared with baseline performance.
Apartment setup and guest information
Record the room and bed layout, amenities, access process, house information and working checklist. Prepare accurate information for the property and the intended guest experience.
OTA listing optimisation
Review Airbnb, Booking.com, Agoda and other agreed channels: descriptions, photographs, visibility, conversion, booking conditions and promotional tools. Assess underperforming channels and suitable additional platforms, with clear approval and publication responsibilities.
Photography coordination
Where new photography is needed, organise a separate suitable-provider brief, access and timing. Agree the deliverables and usage rights alongside the listing requirements.
Calendars and booking-account tasks
Coordinate owner-use dates, maintenance blocks, availability and the selected booking-account work. Agree the account permissions, calendar review schedule and responsibilities for booking acceptance and changes.
Dynamic pricing & competitor reviews
Review each property against seasonality, demand, booking pace and comparable listings. Regularly adjust authorised rates, minimum stays and promotions within agreed limits, considering platform commissions and the costs of each booking.
Guest communication
Coordinate pre-arrival information, ordinary questions during the stay, arrival guidance and departure instructions. The plan records supported languages, service hours and the route for requests requiring a decision.
Check-in and check-out arrangements
Define the selected personal arrival or self-check-in support process, responsible person and attendance arrangements. Assign identity or guest-registration duties explicitly to the responsible operator.
Cleaning and linen between stays
Coordinate the departure-to-arrival window, cleaner access, laundry, bed preparation and readiness checklist. Keep the provider schedule aligned with the actual apartments and beds used.
Supplies and maintenance issues
Arrange approved replenishment and record guest-reported or observed faults. Coordinate the agreed provider and follow-up, with spending or exceptional guest decisions referred through the recorded approval route.
After-stay follow-up
Prepare review responses where included, coordinate lost-property requests and record visible damage or missing items. Follow up on approved claims or refunds within the agreed platform authority.
Revenue & channel performance
Track occupancy, average daily rate (ADR), RevPAR, revenue after platform commissions and channel performance using the available records. Review conversion where data is available, and distinguish revenue from profit after recorded costs.
What you receive
A property-specific plan with defined account roles, review and reporting schedules, and updates connecting pricing, channel performance, recorded costs and next actions.
Your service arrangements
Rental-management services are tailored after assessment. The proposal specifies included work, the fee basis, setup and variable charges, provider costs, reporting dates and who may make live account changes. Care visits and rental operations are shown as their own selected tasks.
How this service works
Map the existing operation
Confirm letting periods, channels, personal-use dates, providers and the work you want to delegate.
Define the operating rules
Agree pricing authority, calendars, guest-support coverage, arrivals, registration responsibility and spending limits.
Prepare for the season
Complete the selected setup, listing work, cleaning and linen arrangements, property information and provider handover.
Coordinate and report
Regularly review pricing and channel performance, report completed work and next actions, and coordinate with your existing team on an agreed weekly and monthly reporting schedule.
What your update can include
- Bookings, occupied and available nights for the agreed reporting period.
- Recorded rental income, platform charges, refunds and cancellations.
- Riviera fees and tracked cleaning, laundry, maintenance and supply costs.
- Open guest, property or provider issues and decisions still required.
Questions about this service
Can I keep my booking accounts?
Yes, where the agreed arrangement is suitable. We define authorised account roles and publication or booking responsibilities while you retain control of your accounts.
Can I delegate only cleaning, calendars or pricing support?
Yes. The modules can be selected individually or combined after assessment, with their deliverables and responsibilities listed in the proposal.
How is performance reported?
We agree the reporting period and available data. The report connects booking activity to recorded income and selected operating costs, with owner-use dates, blocked nights, refunds and missing records treated consistently.
Can you manage OTA performance alongside my existing team?
Yes. Ongoing OTA optimisation and revenue management can be agreed separately from guest support and on-site operations. We set property-level KPIs, account permissions, review frequency and reporting, while your assistant retains the agreed listing-administration tasks. Direct-booking market research and acquisition campaigns can be scoped separately, with their own budget.
SCHEDULED CARE WHILE YOU ARE AWAY
Keep track of each apartment.
Property care combines agreed visual checks, practical actions and dated owner reports. We set the accessible areas and visit frequency for each apartment so you can see what was checked, what changed and what needs attention.
Suitable for
Arrange property careEmpty or seasonally occupied apartments, properties between rental periods and owners who need local visits alongside their existing management.
Property handover and baseline
Record the current use, owner instructions, known defects, access route and agreed checklist. Use the initial condition record as context for later observations.
Authorised entry and departure
Confirm access for the scheduled visit, note any access problem and close the apartment according to the owner's instructions. Record any issue that prevents completion.
Rooms and visible surfaces
Check the agreed rooms for visible changes, staining, damage or unusual conditions. Photograph relevant findings and identify areas that were not accessible.
Kitchen and bathroom checks
Look for visible leaks or unusual moisture in accessible areas. Use ordinary fixtures only where specifically agreed and suitable, and record faults needing attention.
Windows, doors and balconies
Check the selected openings and accessible balcony areas. Carry out suitable agreed airing, then close and secure the property as instructed.
Ordinary indicators and readings
Where included and safely accessible, record visible utility indicators or meter readings. Operate only the ordinary controls specified in the property instructions.
Cleaning and contractor follow-up
Coordinate agreed cleaning or maintenance appointments connected to a care finding or planned visit. Keep the provider update and the next action in the property's record.
Arrival preparation and close-down
Connect care visits with the owner's arrival or departure checklist where included. Identify outstanding cleaning, supplies or maintenance before the next stay.
Dated reports and open issues
Record the visit date, completed checks, relevant photographs and actions taken. Give unresolved items a next step, responsible contact or owner decision.
What you receive
A dated record after each agreed check, with photographs where relevant and an understandable list of completed work, observations and next actions.
Your service arrangements
The proposal sets the visit frequency, accessible areas, ordinary tasks, reporting method and any coordination included. Technical surveys, specialist servicing and repairs are assigned to the appropriate provider.
How this service works
Agree the checklist
Identify the rooms, accessible areas, ordinary actions and existing concerns for each apartment.
Set the visit schedule
Match frequency to the property's use, the owner's absences and the tasks required.
Complete the visit
Carry out the recorded checks and practical actions, then secure the apartment.
Report and follow up
Send the agreed factual update and coordinate any approved next steps.
What your update can include
- Date of the visit and the checks completed.
- Relevant photographs and visible changes since the recorded baseline.
- Actions taken and areas that could not be checked.
- Open issues, proposed follow-up and decisions required.
Questions about this service
Can I book individual visits?
Yes. One-off checks and recurring arrangements are available after the property, route and appointment are confirmed.
Can care fit around my own stays?
Yes. Share your intended dates so the plan can include readiness before arrival, close-down after departure and suitable checks during your absence.
What happens when a fault is found?
We record the visible issue and supporting photographs, report through the agreed contact route and coordinate the approved next action or provider appointment.
SEASONAL CARE FOR EMPTY APARTMENTS
A practical plan for the quieter months.
Winter care connects end-of-season preparation, scheduled property checks and readiness for the next visit or rental season. We agree the ordinary close-down instructions, visit frequency and follow-up priorities for each apartment.
Suitable for
Plan winter careOwners leaving apartments empty through winter or changing from summer rentals to a period of absence.
End-of-season condition record
Record the visible condition, known faults, remaining supplies and work that should be addressed before the apartment is left empty.
Cleaning and linen arrangements
Coordinate an agreed deeper clean or end-of-season cleaning, laundry and the owner's instructions for linen storage and remaining stock.
Ordinary close-down checklist
Carry out the agreed practical closing tasks, check selected doors and windows and confirm the apartment is secured. Technical shutdowns or system winterisation are arranged with a qualified provider.
Scheduled winter visits
Follow the agreed visual-check route through the rooms and accessible areas. Record changes in condition, access problems and any work that could not be completed.
Visible moisture and leaks
Include areas with known damp concerns in the checklist. Photograph visible staining, condensation, leaks or suspected growth and report findings for the next action.
Suitable airing
Carry out the agreed ordinary airing only when suitable for the property, weather and occupancy arrangements. Close and secure openings on departure.
Maintenance and servicing appointments
Coordinate approved repairs or servicing during the quieter period, arrange access and keep the provider's updates connected to the open job.
Bills and ongoing practical tasks
Include agreed routine invoice tracking, reminders or other defined property support so these jobs remain visible during the owner's absence.
Weather-related follow-up
Where requested, arrange a separate additional visit or provider appointment after a weather event, with scope and timing confirmed for the property.
Preparing for the next season
Review open issues, arrange agreed cleaning and linen preparation, and coordinate selected maintenance before the owner returns or rental operations resume.
What you receive
A seasonal checklist and visit schedule, dated reports and a clear record of winter issues and return-preparation tasks.
Your service arrangements
The winter plan identifies the ordinary care work, frequency, reporting and approved coordination for each apartment. Extra visits, deep cleaning and specialist seasonal work have their own defined scope and provider arrangements.
How this service works
Plan the absence
Confirm the apartment's winter use, existing concerns, closing instructions and dates.
Prepare and record
Arrange the selected clean, close-down tasks and starting condition record.
Check and coordinate
Complete scheduled visits and follow up on approved maintenance or practical tasks.
Prepare the return
Review outstanding work and organise the agreed readiness or season-opening checklist.
What your update can include
- Completed winter visits and ordinary closing or preparation tasks.
- Visible condition changes, photographs and moisture-related findings.
- Maintenance appointments, provider updates and unresolved jobs.
- Readiness priorities before the owner's next stay or rental season.
Questions about this service
How often should an empty apartment be visited?
We discuss the property's use, condition, known concerns and your priorities, then agree a practical schedule. Different units can have different visit frequencies.
Can winter care change when rentals restart?
Yes. We review the seasonal change and update the selected checks, cleaning, provider work and rental-operation arrangements.
Is cleaning part of the winter plan?
Cleaning can be coordinated alongside winter care. The proposal identifies the cleaning brief, provider and schedule separately from the property checks.
FROM THE CLEANING BRIEF TO READINESS
Coordinate the details of every clean.
Cleaning and laundry are organised around the apartment, its condition and the time available between stays. We can work with your existing cleaner or discuss another suitable provider, then agree the brief, access, schedule and completion method.
Suitable for
Discuss cleaning coordinationRegular cleaning, guest changeovers, deep cleans, seasonal preparation and cleaning after work or heavy use.
Property and cleaning assessment
Review layout, beds, bathrooms, surfaces, condition, access and parking. For rentals, record the expected changeovers and the time between departure and arrival.
Regular and turnover cleaning
Define the room-by-room brief, including bathrooms, kitchen surfaces, dusting, floors, bins and agreed high-touch areas. Connect bed preparation and the readiness checklist to the actual stay.
Deep and season-opening cleaning
Arrange a detailed brief for cupboards, appliances, scale, windows, upholstery or other tasks required by the condition. Identify specialist surfaces and methods in the provider arrangement.
Cleaning after works or heavy use
Record the affected areas, residue or soiling and organise the provider's specific scope, materials and equipment for the work.
Scheduling and access
Coordinate appointments and authorised access around owner visits or guest departures. For same-day changes, confirm the actual time window and responsible provider.
Linen and towel requirements
Record bed sizes, items, quantities, linen ownership, storage and reserve stock. Separate damaged or stained items where included in the agreed handling process.
Laundry collection and return
Agree collection, washing, drying, ironing or stain treatment, delivery and turnaround. The provider arrangement defines the items included and the charging basis.
Approved restocking
Check the selected consumables and purchase list, such as toilet paper, soap, bin liners and agreed kitchen basics. Follow the recorded quantities, substitutions and budget.
Readiness and completion records
Arrange the agreed visible checks and photographs where useful. Confirm beds, towels, supplies, access instructions and presentation, with unresolved items recorded before handover.
Missed items and provider follow-up
Record documented omissions and agree how they will be addressed. Confirm any change to the brief, timing, provider or cost before arranging the additional work.
What you receive
A defined cleaning brief, provider schedule, linen arrangements and completion method, with documented omissions and the next action kept visible.
Your service arrangements
The assessed proposal itemises cleaning, laundry, supplies, access attendance and any separate Riviera coordination. Size, condition, frequency and turnaround determine the arrangement. Owners pay providers and approved purchases directly under the agreed model.
How this service works
Define the clean
Assess the apartment, condition, required tasks and the intended use.
Agree providers and timing
Confirm the cleaning and laundry arrangements, access, turnover window and completion method.
Coordinate the work
Follow the schedule and approved task lists, including linen and supplies where selected.
Record readiness
Close the task with the agreed completion update and follow up on remaining items.
What your update can include
- Cleaning appointment and agreed room-by-room brief.
- Provider completion updates and our visible checks where included.
- Laundry quantities, collection and return arrangements.
- Missing tasks, supply requirements and follow-up decisions.
Questions about this service
Can you coordinate my current cleaner?
Yes, where the arrangement is suitable. We agree the provider's role, schedule, access and completion updates alongside the Riviera tasks.
How are deep cleans and laundry arranged?
They have their own assessed scope. We define the detailed cleaning tasks or the exact laundry items, collection and turnaround before confirming the service.
What happens if the apartment is not ready?
The agreed handover record identifies missing tasks or visible issues. We follow up with the responsible provider and refer any change in scope, timing or cost through the agreed decision route.
REQUEST, QUOTE, APPOINTMENT, FOLLOW-UP
Keep each property job organised.
Maintenance coordination brings the issue, provider, appointment and owner decision into one record. We organise suitable-provider arrangements and local access, then follow up on the agreed outcome and remaining work.
Suitable for
Discuss a property taskOwners who need help coordinating repairs, servicing, contractor access, exterior work, bills or practical property tasks.
Issue records and provider briefs
Record the observed or reported problem, location, relevant photographs and requested outcome. Use that information to brief the selected or suitable provider.
Quotes and owner decisions
Organise the provider's written quote and record the proposed work, parts, attendance and owner decision. Keep the agreed spending limit connected to the job.
Plumbing, electrical and appliance work
Coordinate appointments with suitable providers for the relevant repair or service. The specialist is responsible for the technical assessment and work.
Air-conditioning servicing
Arrange the selected provider, access and servicing brief, then follow up on the reported result and any recommended further work.
Contractor access attendance
Attend agreed appointments to admit the authorised provider. Record arrival, departure and visible observations within the agreed attendance scope.
Pool, garden and exterior tasks
Clarify the required maintenance schedule, condition and access, then arrange a separate suitable-provider quote and coordination plan.
Photography and other specialist appointments
Coordinate a defined provider brief, deliverables, property access and timing for photography or other assessed specialist tasks.
Routine bill tracking
Log the agreed invoices, period, amount and due date, with reminders and owner payment evidence where provided. Owners continue to pay utilities directly.
Groceries and practical errands
Coordinate an agreed list, quantities, substitutions, delivery or other specific task. Confirm the purchase limit, travel and attendance arrangements in advance.
Completion records and open work
Connect the provider's update with any visible observations Riviera records. Identify unfinished work, questions for the provider and decisions needed from the owner.
Contacts for unexpected issues
Record priorities, responsible contacts, escalation and spending authority for the property. Specific urgent attendance or specialist response is arranged within its confirmed scope.
What you receive
A practical job record that connects the request, agreed quote, appointment and outcome, with unresolved items clearly identified.
Your service arrangements
Provider work, purchases and Riviera coordination are identified separately. The owner pays providers and utilities directly. Bill tracking is a practical record and reminder service; specialist technical work remains with the relevant provider.
How this service works
Define the request
Gather the problem, property details, supporting information and desired next step.
Agree the work
Obtain the provider arrangement and record the owner's decision, scope and spending limit.
Arrange the appointment
Coordinate timing, authorised access and attendance where included.
Follow up
Record the reported outcome, visible observations and anything requiring further work.
What your update can include
- Issue description and relevant photographs or provider information.
- Provider quote, approved scope and spending limit.
- Appointment, access attendance and completion updates.
- Outstanding questions, further work and owner decisions.
Questions about this service
Can I choose the contractor?
Yes. We can coordinate your selected provider where suitable or discuss another appropriate provider for the task.
Do you carry out the technical repair?
Technical assessment, repairs and servicing are carried out by the suitable specialist. Riviera's agreed role covers coordination, local access and the recorded follow-up.
How do I control extra costs?
The job record sets out the agreed scope, quote and spending limit. Changes to the work or cost return through the recorded approval arrangement.
PRACTICAL MOISTURE CARE
Include moisture concerns in the property plan.
Our approach to mould prevention is practical property care: record existing concerns, check accessible areas for visible moisture changes, carry out suitable agreed airing and coordinate attention to findings. Professional assessment and source correction are arranged with the appropriate specialist.
Suitable for
Discuss moisture careEmpty apartments, winter absences and properties with known damp, leak or ventilation concerns.
Starting condition and known concerns
Record where damp, staining or suspected growth has been noticed and which areas need attention during scheduled visits. Keep existing photographs and owner instructions connected to the checklist.
Accessible room and surface checks
Look for visible staining, condensation, unusual moisture or suspected growth in the agreed rooms and surfaces. Record the location and what can actually be seen.
Kitchen and bathroom observations
Check accessible areas around ordinary fixtures for visible leaks or unusual moisture. Report faults requiring a plumber or other appropriate provider.
Windows, doors and accessible balcony areas
Include the agreed openings and exterior-access areas in the visual route. Record visible condition changes that may need further investigation.
Suitable agreed airing
Carry out ordinary airing only where suitable for the apartment, weather and occupancy arrangements. Close and secure the property after the agreed action.
Photographs and factual reporting
Attach relevant photographs and record the visible change, area checked and action taken. Separate observations from any diagnosis supplied by a professional.
Owner decisions and specialist assessment
Report the finding through the agreed contact route and coordinate the selected professional assessment or next action. Keep the provider's advice attached to the open issue.
Leak repairs and servicing coordination
Arrange quotes, appointments and authorised access for source investigation, repair, servicing or specialist treatment included in the approved follow-up.
Follow-up during later visits
Return to the agreed accessible areas at the next scheduled check, record visible changes and keep unresolved work in the owner report.
What you receive
A factual moisture-care record within the property report, with photographs, actions and agreed specialist follow-up.
Your service arrangements
This service consists of scheduled visual care and coordination. Diagnosis, concealed-area investigation and mould treatment are carried out by appropriate specialists; the provider arrangement and access are confirmed for the required work.
How this service works
Document the concern
Record the existing condition, affected accessible areas and owner priorities.
Include suitable care tasks
Agree the check route, visit frequency and any ordinary airing instructions.
Report findings
Record visible observations and photographs, then identify the next owner or provider action.
Coordinate follow-up
Arrange approved specialist access or work and retain the outcome in the property record.
What your update can include
- Location and description of the visible finding.
- Relevant photographs and the areas checked.
- Ordinary actions taken during the scheduled visit.
- Professional follow-up, provider updates and unresolved work.
Questions about this service
Is moisture care part of winter or property care?
It can be included in the agreed visual checklist for those services, with the areas of concern and ordinary actions recorded for each apartment.
What if suspected mould is found?
We record the visible finding, report it and coordinate the owner's chosen next step or appropriate specialist assessment. Any treatment is arranged with the relevant provider.
How is prevention approached?
The practical plan connects visible checks, suitable airing and follow-up on moisture sources or faults. Scheduled visits record the condition at the time of the visit, with specialist work defined around the actual findings.
PREPARE FOR A STAY OR AN ABSENCE
A clear handover around your plans.
Owner readiness visits organise the practical tasks before you return and after you leave. We agree a property-specific checklist and connect it with cleaning, open maintenance and your ongoing care plan.
Suitable for
Plan your next stayOwners returning to seasonal apartments, leaving after a stay or coordinating preparation across several properties.
Dates and priorities
Record the intended arrival or departure, the apartments involved and the tasks that matter for the handover. Confirm the required visit and access arrangements.
Visible readiness check
Review the agreed rooms and accessible areas before the owner arrives. Record presentation, visible faults or unfinished work that may affect the planned stay.
Cleaning coordination
Confirm that the selected cleaning has been arranged and follow up on the agreed completion method. The actual clean has its own defined provider brief.
Linen and agreed supplies
Coordinate selected bed and towel arrangements, review the approved supply list and report missing items. Purchases or delivery are arranged within their agreed scope.
Maintenance before the stay
Review open jobs and coordinate agreed provider appointments. Include unresolved work in the readiness update so the owner can plan with that information.
Ordinary property controls
Operate only the ordinary controls specified in the owner's instructions where suitable. Technical servicing or system preparation is arranged with a qualified provider.
Departure and close-down checks
Record visible forgotten items, check agreed windows and doors, complete the ordinary closing instructions and confirm the property is secured.
Transition to absence care
Connect departure tasks with the next scheduled care or winter visit. Record the known condition and issues carried forward.
Readiness update
Report completed tasks, what is ready, missing supplies and any outstanding decision or provider work.
What you receive
A practical readiness or departure update that shows completed actions, unresolved work and the next step for the apartment.
Your service arrangements
The visit covers the agreed readiness or close-down checklist. Cleaning, shopping, technical winterisation and guest reception are separately defined tasks. Work already covered in the same agreed paid visit is not charged again.
How this service works
Agree the checklist
Confirm dates, preparation priorities, cleaning and maintenance already arranged.
Coordinate the tasks
Organise the selected providers, ordinary actions and any separate delivery.
Check and record
Complete the readiness or departure visit and record what is ready or unresolved.
Hand over the next step
Send the owner update and connect any remaining work with the ongoing property plan.
What your update can include
- Readiness or departure visit date and completed checklist.
- Cleaning and maintenance completion information.
- Visible forgotten items, missing supplies or unfinished tasks.
- Property closing actions and the next care visit where agreed.
Questions about this service
Is this the same as a guest changeover?
Owner readiness follows your personal arrival or departure checklist. Rental guest reception and a full guest changeover are defined within their own operating arrangement.
Can it fit within an existing care visit?
Yes, if the selected tasks fit the agreed scope and time of that visit. We identify any separate work in the proposal.
Can several apartments be prepared together?
Yes. We organise the shared schedule while retaining the checklist and completion record for each selected apartment.
Coming soon
Modus Software Solutions
Riviera Pulse / Tivat
Property management for the way you use your home
A home you leave empty and a holiday rental need different plans. Explore the responsibilities we can coordinate for your property in Tivat, Montenegro.
Property management in Montenegro
Local property checks, maintenance coordination, arrival preparation and dated owner reports in Tivat.
Rental property management
A tailored plan for listings, calendars, dynamic pricing, guests and changeovers, confirmed after assessing your property.
Services
Property care, rental management and dynamic pricing for owners in Tivat. We coordinate checks, maintenance, guest support and owner updates within an agreed plan.
Availability, responsibilities and the full price, including applicable taxes and separate supplier costs, are confirmed before you commit. An enquiry does not book work or create a service contract.
Visits, preparation and costs
Practical care for your home
Use these points to plan care for your Tivat property. The tasks and visit schedule are agreed for your home before work begins.
What is checked during a visit?
The checklist identifies the rooms and accessible areas to visit. It can cover visible signs of moisture or leaks, the condition of windows and doors, and any changes since the previous visit. Relevant photos and observations are recorded. Anything that needs specialist assessment is identified as a question for the appropriate professional.
What happens if something needs attention?
The report separates what was observed from what still needs checking. It sets out the issue, supporting photos and the proposed next step. Any additional cleaning or maintenance requires the agreed approval process, including who will do the work and its cost. Follow-up records distinguish completed work from outstanding items.
How should I prepare an empty home for winter?
Before leaving, agree how often the home should be visited and which rooms, windows and accessible outdoor areas need attention. Record any existing damp or maintenance concerns. Discuss any cleaning or ventilation tasks suitable for the property, the owner contact route and what should trigger a request for specialist help.
Can the home be prepared for my return?
Share your intended arrival date and agree the preparation list in advance. This may include a visual check, coordination of approved cleaning and follow-up on agreed maintenance. The report should show what is ready and what remains unresolved, so you can plan your arrival with that information.
How is the price of property care worked out?
The scope depends on the home's size, access arrangements, visit frequency, requested preparation and reporting needs. Ask for the included tasks, Riviera Pulse's fee, applicable taxes and any separate contractor charges to be listed clearly. Extra work and changes to the scope require approval. The full price is confirmed before you commit.
Working arrangements
Your existing providers and agreed costs
Keep your cleaner or agent where your agreements and access arrangements allow.
Ask us to cover a specific gap instead of replacing an arrangement that works.
Agree Riviera’s fee and supplier costs separately before work begins.
Additional work needs your approval. A report or quote is not permission to proceed.
Before your next absence
What to agree before leaving your home in Tivat.
Whether you use a caretaker, a cleaner or a property-care service, a written handover helps everyone understand what to check and when to involve you.
The checks and visit schedule
List the rooms and accessible areas to check, the agreed visit frequency and the conditions that require a call. A visual care visit does not replace a specialist building or safety inspection.
Access and responsibility
Agree who may enter, how authorised access is arranged and who is responsible when the usual person is unavailable. Share access details through an agreed secure route, not an introductory website enquiry.
Observations and a dated report
Ask for clear observations, relevant photos, outstanding questions and the next action. Separate what somebody can see from a diagnosis that needs a qualified tradesperson.
Your approval before additional work
Set out who can request a quote, who approves the scope and cost, and how changes are agreed. A photo of a problem is not approval to begin a repair.
Arrival and completion
Share your intended arrival date and agree preparation priorities. For any completed work, ask what was done, when, by whom and what evidence confirms the agreed scope was finished.
Plan the next step for your property
Initial Property Review
Start with one agreed visit
We confirm your priorities, agree the scope and price, arrange access and schedule the first visit.
Tell us about your propertyWhat you receive
- Dated observations and relevant photos
- Areas not accessed and questions still unresolved
- A prioritised list of issues to discuss
- Suggested next steps and any further work to quote
Availability, scope and any fee are agreed before the visit. An Owner Plan sets out any further care you choose. A visual review is not a specialist building survey.
Owner enquiry
Tell us what needs doing
A check while you are away, preparation for an arrival or a job that needs coordinating. Tell us the property area and what you need help with.