1. "Who collects the rent, and how quickly is it paid back to me?"
If the rent passes through the manager's account, you become a creditor of their cash flow. That's not a deal-breaker — it's common — but it calls for a contractual payout deadline, a short one, with a defined consequence in case of delay. A vague answer here disqualifies everything else.
2. "Show me a real monthly statement, anonymised"
The monthly statement is the product you're buying: nights or rents, charges by category, commissions, net paid back, supporting documents. A serious manager has this document at hand and shows it without friction. A one-line quarterly report is not reporting — it's a summary asking for your trust.
3. "What's included, and what's billed on top?"
A low commission with cleaning, linen, platform fees and small repairs billed separately can cost more than a high all-inclusive commission. A percentage on its own can't be compared; only a total cost reconstructed over twelve months can. Insist on the worked example.
4. "What are the term, the notice period and the exit conditions?"
The exit clause should be read before you enter. A long term, a heavy notice period, a termination penalty: all signs that the contract is designed to lock you in rather than to perform. Also ask what happens to current bookings and access to the accounts if you leave.
5. "What happened at your properties between November and March?"
The question that settles everything, especially in Batumi: any operation looks brilliant in August. Winter statements show the real trade — off-season occupancy, cost control, pricing decisions. Our full guide to rental management goes deeper on each point.
Should a manager tied to the developer be ruled out from the start?
No, but their independence can't be taken for granted: in a dispute over delivery, who do they answer to? The connection should be known, put in writing, and weighed in the decision.
What's the right level of commission?
There is no "right" percentage in the abstract: there is a total cost for a given service. Commission can only be judged after reconstructing the worked example over twelve months, re-billed charges included.