Hiring an Alanya Property Manager: Services, Fees and Control
Compare the written mandate before comparing the price
Choose an Alanya property manager by matching your required tasks to a written proposal and evidence of how the provider performs them. Start with your intended use: an occasionally occupied home, an existing tenancy or a property you intend to offer for rent. List what needs doing and who currently does it.
Invite a site manager, individual manager or specialist firm to quote against the same list where relevant. Treat each as a candidate whose scope needs checking. A provider's label does not answer who will inspect your apartment, authorise repairs, hold keys or account for money.
Keep rental planning questions alongside your procurement file using Rental Income in Alanya: Build a Property Cash-Flow Plan. Do not use projected rent as evidence that a management proposal is affordable or effective.
Turn service promises into a comparison worksheet
Use a separate copy of this blank matrix for each candidate. Enter the named person responsible, evidence offered and whether the task is included, extra or excluded. Replace “full service” with specific deliverables. For each task, record the agreed frequency or event trigger ___; report delivery date or interval ___; reporting language ___; and escalation contact ___. Separately record the owner-statement frequency ___ and remittance schedule ___. Ask the provider to confirm these terms in writing.
| Task | Included, extra or excluded | Responsible person and backup | Evidence or report promised | Quoted fee basis and extras | Authority or approval needed |
|---|---|---|---|---|---|
| Vacant-home inspections | ___ | ___ | ___ | ___ | ___ |
| Tenant enquiries and viewings | ___ | ___ | ___ | ___ | ___ |
| Lease preparation or signing | ___ | ___ | ___ | ___ | ___ |
| Rent collection and reconciliation | ___ | ___ | ___ | ___ | ___ |
| Repairs and contractor access | ___ | ___ | ___ | ___ | ___ |
| Bills and owner statements | ___ | ___ | ___ | ___ | ___ |
| Tax-document preparation or referral | ___ | ___ | ___ | ___ | ___ |
Request a sample inspection report and owner statement, with personal information removed and permission to share where needed. With consent, ask references about the particular services you are considering. Record what the provider demonstrated separately from what it merely offered in a proposal.
Check for duplicated tasks: if building management already handles a shared-area service, ask what additional apartment-specific work the candidate is quoting.
Verify authority for the activities actually proposed
The Ministry of Trade publishes information about real-estate trade activities and authorisation. Use that resource to ask which proposed activities require credentials and how the provider's relevant credentials can be verified.
Do not treat one certificate as proof of authority for every management task. Identify the contracting party, invoice issuer and people who would perform brokerage, legal, accounting or technical work. Ask the appropriate professional to confirm the requirements for the actual activity.
Review any power of attorney separately from the service agreement. Specify which documents the representative may sign and which actions need your further approval. Prepare those questions with Limited Power of Attorney for an Alanya Property Purchase. For tax work, identify the responsible accountant and agreed deliverables; use Turkish Rental Income Tax: Prepare Your Records as a Foreign Owner to organise the discussion without assuming a deduction method or filing service is included.
Make the fee basis and repair permissions explicit
Request the quoted currency, tax treatment, invoice arrangements and any minimum, setup, renewal or termination charges. If the fee is a percentage, ask whether it applies to rent billed, rent actually collected, gross receipts or a defined net amount. Require the proposal to explain deductions, refunds, unpaid rent and any separate fee during vacancy.
Specify that security deposits are excluded from rental income in the management comparison and owner reporting. Ask whether the provider proposes a separate deposit-handling charge, and record it explicitly rather than hiding it in the rent-based fee.
Complete an authority note before signing: routine repair spending limit ___; emergency spending limit ___; definition of emergency ___; approval channel ___; backup owner contact ___; required invoice and photographic evidence ___. Ask what happens when you cannot be reached, who selects contractors and whether commissions or markups apply. Leave no blank limit to be interpreted as unlimited permission.
Require statements that reconcile actual money
Ask for an owner-fund ledger that separates rent due from rent actually received. Record security deposits separately from rental income, with their holder, location and movement history identified. Ask the handling adviser to review the proposed deposit arrangements for the tenancy.
Request these fields in each statement: reporting period ___; currency ___; opening owner-fund balance ___; rent actually received with bank references ___; owner top-ups actually received ___; other identified receipts ___; itemised expenses actually paid with invoice and payment references ___; management fees actually paid ___; owner remittances actually paid ___; other identified payments ___; closing owner-fund balance ___; unpaid invoices and fees ___; rent still receivable ___; separate deposit record ___. Reconcile each currency separately: closing owner-fund balance = opening balance + rent received + owner top-ups received + other receipts − expenses paid − management fees paid − owner remittances paid − other payments. Record each movement once; do not deduct management fees again if already included in expenses. Keep rent receivable and unpaid invoices outside this cash calculation. Identify and reconcile security-deposit movements separately from owner funds, including any deposit amounts appearing in the supporting account statement. Agree when transactions are entered and reconcile every reporting period.
Require supporting invoices and account evidence sufficient to reconcile the reported movements. Request a redacted sample of provider-held account statements with consent and appropriate permission, or ask what alternative transaction evidence can be supplied. Do not request unrelated clients' financial data. Clarify which records you can access directly and how unexplained differences will be investigated.
Test the reporting proposal with a hypothetical decision
Hypothetical example: an owner receives a brief proposal with an attractive headline fee and another proposal that identifies excluded tasks, repair approvals and transaction evidence. The owner asks the first candidate to complete the same matrix before choosing. If important questions remain unanswered, the owner keeps the comparison open instead of treating the headline fee as the whole cost.
This example illustrates a procurement decision, not a claim about service quality, occupancy or investment returns.
Agree the handover before handing over control
Create a dated key and access-device inventory. Record who may receive copies, how contractor access is logged and how lost keys are reported. Agree how tenant details, photographs and financial documents are shared, stored and returned or deleted as appropriate at termination.
Specify the termination process and handover deliverables: final reconciliation, outstanding invoices, deposits, tenancy records, keys, active repair jobs and access permissions. Have counsel check how ending the service agreement relates to any separate representative authority.
Send Ogenus your required-task list, candidate proposals and unanswered questions, and ask for help organising a property-specific comparison. Request final written terms from the chosen provider before transferring keys or granting authority.
Official resource
Ministry of Trade: sectoral real-estate trade questions. This resource identifies an authorisation-information category; it does not verify a candidate or establish requirements for every management service.