✅ 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 is it 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 is it important: Without access to booking systems, you cannot 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 “off-the-books” 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 are trying, but the tourism market is unpredictable." No occupancy guarantees.
Why is it 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 is it important: Hotel standards increase repeat bookings by 40% and raise rates 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.
❌ Questionable company: Standard contract templates. If there are problems: “We’ll look into the situation.”
Why is it important: Proper legal structuring 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 is it important: Fast maintenance 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: High-quality screening 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% in income through correct timing.
Final score:
8-10 points - an excellent management company you can trust
5-7 points - average level, with risks present
Less than 5 points - high risks of loss of income and problems
💡 Would you like to receive a personal analysis of your management company? Send screenshots of reports to our Telegram channel @koyacompany — experts will give a free assessment!
KOYA COMPANY meets all 10 points. Check it out for yourself in our Telegram channel: @koyacompany