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Checklist:

10 signs of a reliable property management company in Thailand

1. Full transparency of reporting

  • Reliable company
    Monthly reports with copies of all documents, checks, bank statements. You can check every penny spent.
  • Questionable company:
    One page report: "Income: 80,000 baht, Expenses: 15,000 baht." The answer to questions is: “Trust our experience.”

Why it's important: Without documents, you don't know how much your property actually earned or where the money went.

2. Access to the booking system in real time

  • Reliable company
    Owner portal where all reservations, guest statuses, check-in/check-out dates are visible. Updates every day.
  • Questionable company:
    "We'll send the guest list at the end of the month." The owner does not have access to Airbnb or Booking.com.

Why it's important: Without access to booking systems, you can't check whether the apartment is actually empty on certain days.

3. Use of smart technologies

  • Reliable company
    Smart locks record every door opening with precise timing. Unique codes for each guest prevent unauthorized access.
  • Questionable company:
    Regular keys or standard locks. "Guests receive the keys themselves from the administrator."

Why is it important: Only technology gives 100% control over check-ins. Regular keys allow you to hide “gray” guests.

4. Integration with PMS system

  • Reliable company
    Centralized management system: bookings are automatically synchronized with cleaning, payments, reports.
  • Questionable company:
    Everything is done in Excel tables or on paper. Frequent failures in coordination between services.

Why is it important: PMS eliminates the human factor and errors. All processes are automated and transparent.

5. Guaranteed occupancy level

  • Reliable company
    Guarantee of at least 79% occupancy specified in the contract.
  • Questionable company:
    "We're trying, but the tourism market is unpredictable." No download guarantees.

Why it's important: Occupancy guarantees show the company's confidence in its capabilities and protect your bottom line.

6. Hotel standard of service

  • Reliable company
    Robes, slippers, welcome sets, high-quality bed linen. Guests do not need to buy anything additional.
  • Questionable company:
    "Basic" package. Guests complain in reviews about the lack of amenities.

Why it matters: Hotel standards increase repeat bookings by 40% and raise prices by 25%.

7. Full legal support

  • Reliable company
    The contracts are drawn up by professional lawyers, property insurance is included, and there are procedures for problematic situations.
  • Reliable company
    Standard contract templates. If there are problems: “We’ll look into the situation.”

Why is it important: Competent legal registration protects against 95% of possible disputes and problems.

8. Own technical service 24/7

  • Reliable company
    Full-time specialists: electrician, plumber, cleaning crew. Response within 2 hours on weekdays, 4 hours on weekends.
  • Questionable company:
    “If something breaks, we’ll find specialists on the side.” Response time is 1-3 days.

Why it matters: Fast service prevents negative reviews and loss of future bookings.

9. 7-step tenant verification system

  • Reliable company
    Checking documents, recommendations, video interviews, screening against a database of problem tenants, 2 months deposit.
  • Questionable company:
    “They looked at the passport - and that’s enough.” Deposit for a month or without it at all.

Why is it important: A high-quality inspection reduces the risk of property damage to 0.1% versus 15-20% for others.

10. Dynamic pricing

  • Reliable company
    Adjustment of rates 12 times a year, use of dynamic pricing algorithms, monitoring of competitors.
  • Questionable company:
    The price is set once a year and does not change. "Why make it complicated?"

Why is it important: Flexible pricing provides an additional 18-24% to income due to correct timing.

Final score:

  • 8-10 points - excellent management company, you can trust
  • 5-7 points - average level, there are risks
  • Less than 5 points - high risks of loss of income and problems
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KOYA COMPANY meets all 10 points.

Check it out for yourself in our telegram channel: @koyacompany