In brief
You’ll have a tenanted, well-documented flat, with rent tracked, issues logged as they appear, and one person locally holding keys, arranging access, and keeping the condominio looped in.
Most owners come to me when a tenant gives notice or a flat needs a local point person for keys, viewings, paperwork, and the condominio. You’ll have a signed lease, clear inspection notes, and calm updates when something breaks or payment slips. Next, I’ll confirm the address, set up the key register, and map the first month.
I run your flat like a standing weekly task list. I check vacancy risks early, I log everything that changes the condition of the property, and I chase money fast while it is still small and fixable. When maintenance is needed, I book the trade, collect the paperwork, and bring you a simple approve or decline decision.
A bit about me
I’m Giulia Conti, a property manager, and I only do residential property management. I started by helping out-of-town owners who needed someone local who could handle viewings, keys, and building admin without a long chain of emails. That work grew into a simple routine: check the flat, document the condition, keep rent moving, and act early when something shifts.
Clients pick me when they want fewer surprises. I keep a key register, I write short updates that say what happened and what’s next, and I don’t wait for a small issue to turn into a weekend emergency. When a tenant is late, I start the week-one steps straight away and keep every message and receipt in the file.
Recent work
Here are a few recent residential property management jobs that show the day-to-day: vacancy setup, tenant placement, inspections, and the maintenance follow-through.
Portfolio
Tenant find for city flat. I ran viewings, screened applicants, and pulled together the lease signing pack so the owner only had one decision: which tenant to accept. The flat moved from notice to a signed lease without gaps between tenancies.
Arrears resolved and tracked. When rent slipped, I opened a week-one arrears log, sent the first notices, and set a written repayment plan with dates. The owner got a short update after each step, with screenshots and copies filed.
Maintenance run for rental unit. I coordinated a boiler pressure issue, booked access with the tenant, and brought the owner one invoice to approve with photos of the fault and the fix. I closed the loop with the tenant and the condominio contact.
“I got clear updates and decisions, and nothing was left to drift.”
Apartment owner, managing one inherited flat
How the service runs
Residential property management runs on a set schedule, with quick contact between visits when something changes. You’ll get short written updates, and I’ll tell you when the next check-in is due so nothing goes quiet.
1. Set up and check Once, at the start I collect and label keys, start the key register, and do a vacant flat check where needed. I confirm how you want approvals handled for maintenance and invoices. If the property is empty, I also agree the viewing plan and the minimum notice I can give you before a decision is needed. 2. Tenancy placement When vacant I run viewings, screen applicants, and put the lease signing pack together. I arrange the handover day and confirm what the tenant needs to bring. You approve the chosen tenant and the final lease terms before anything is signed. 3. Routine inspections Quarterly I inspect the flat and log issues with photos and notes so you can see condition change over time. You get a short report the same day that flags anything that needs a decision. If I spot a maintenance risk, I suggest the next action and when it should happen. 4. Maintenance and chasing As needed When something breaks or rent is late, I open an issues log entry and start the first steps straight away. I coordinate access with the tenant, use the right trade, and bring you invoices for sign-off. You get an update after each milestone so you always know what is waiting on who.
Key register and access
I hold and log keys, track who has access, and record every handover. If a trade needs entry, I book a slot with the tenant and note the time and the key set used.
TENANT FIND AND VETTING
For vacant periods, I run viewings through to a signed lease. Screening includes identity and affordability checks, and I send you a simple accept or decline summary before any commitment is made.
MOVE-IN AND MOVE-OUT HANDOVER
At move-in I record inventory photos and meter reads, and I confirm the tenant’s contact details. At move-out I manage the handover, document condition, and run deposit reconciliation with clear evidence.
Rent collection and arrears chasing
I track rent against due dates and follow up quickly when a payment is missed. You get a week-one update that shows what was sent, what was received, and what the next escalation step is.
ROUTINE INSPECTIONS AND REPORTS
I inspect quarterly and send you a written condition report with photos and a short issues list. Anything that needs spending or access gets flagged as a decision, with a recommended next step.
MAINTENANCE COORDINATION
I handle trade call-outs, access, and follow-up, then send you the invoice and supporting notes for approval. For urgent faults, I act to stop damage first, then update you as soon as the property is stable.
Pricing
Pick the level based on how hands-on you want me to be, and how often you want a written inspection report. Every plan includes rent chasing and maintenance coordination. Prices are per month.
Priced items
Get started
If you’d like me to take over residential property management, sign here and I’ll book the setup check and key handover.
1. Sign the agreement and confirm the property address and owner details. 2. Send me any existing keys, the current lease if there is one, and your preferred approval limits. 3. I’ll set up the key register, start the property file, and begin the first month’s schedule.
Signature
Fee summary
Who actually holds the keys, and how do you log them?
I hold the main sets and keep a key register that lists each set, its label, and where it is. Any time keys leave my control, I log who took them, why, and when they came back, with the tenant access arranged in writing.
IF THE TENANT STOPS PAYING, WHAT DO YOU DO IN WEEK ONE?
I open an arrears log on day one, confirm what is due, and send the first written chase the same day. If nothing lands, I follow with a second notice and a phone attempt, then I bring you a clear escalation recommendation before week two starts.
WHICH TRADES DO YOU USE FOR BOILERS, ELECTRICS, AND SHUTTERS?
I use local, licensed trades I can get hold of quickly and who will send proper paperwork after the job. If you already have a preferred boiler tech, electrician, or handyman, I can work with them as long as they can take tenant appointments and invoice clearly.
HOW OFTEN DO YOU INSPECT, AND WHAT DO YOU REPORT BACK?
I inspect quarterly. You get a same-day report with dated photos, notes on cleanliness and wear, and a short list of issues that need action. If I see a leak risk or damage starting, I flag it as urgent and suggest the next step.
Payment
Each period is invoiced at the start of that period, and nothing is paid up front beyond it. Every invoice is payable within 7 days of its date.
Keys and access. I hold the main sets and keep a key register. I do not put keys, entry codes, or lockbox details into this document. Any release of keys is logged, and tenant access is arranged in writing.
Owner approvals. I will not approve non-urgent maintenance invoices without your go-ahead. When I ask, you will get the quote or invoice, what it fixes, and what happens if it waits.
Urgent repairs. If there is a leak risk, loss of heat or hot water, an electrical safety issue, or a security risk, I will arrange the first call-out to stop damage, then update you with the next step and cost.
Trades and appointments. I use local, licensed trades who can take tenant appointments and issue proper invoices. If you have preferred trades, I can use them if they can respond in reasonable time and invoice clearly.
Arrears and escalation
If rent is late, I start an arrears log on day one and send the first written chase the same day. If payment does not land, I follow up and bring you an escalation recommendation before week two starts.
Reporting. For plans that include inspections, I inspect quarterly and send a same-day report with dated photos, notes on cleanliness and wear, and a short issues list. Extra updates are sent when something changes.
What is not included. Residential property management covers placement, rent collection and chasing, inspections, maintenance coordination, handovers, and condominio liaison. It does not include legal representation, tax advice, or paying third-party invoices on your behalf.
Ending the plan. Either of us can end the monthly plan with notice. I will confirm the notice period and the handover steps in writing when you start, so keys, tenant contacts, and open maintenance items transfer cleanly.
