Property management in Portugal
Property management for remote owners in Portugal.
HomeKeeper coordinates tenants, maintenance, rent administration, handovers, and owner updates for rental properties in Portugal, especially for owners based abroad who need a reliable local team.
Local operations teamUniplaces booking support availableClear scope before work starts
Trust signals
A local management layer backed by rental-market experience.
HomeKeeper is being built alongside the Uniplaces rental ecosystem, which has supported online rental bookings across Europe since 2013. A Lisbon-based team handles the day-to-day property work owners cannot do from abroad. Clear approval limits, reporting, and escalation paths are defined before work starts.
Connected to the Uniplaces rental ecosystem
How HomeKeeper reduces the work of owning remotely.
The service levels make recurring work clear for owners in Portugal or abroad, and define when a request should be treated as an additional service before work starts.
Rental model fit
We manage whole-property rentals, room-by-room rentals, monthly stays, mid-term rentals, and long-term leases.
Maintenance coordination
We triage routine issues, request quotes, schedule suppliers, and follow up. Supplier costs remain owner costs.
Admin that keeps rentals moving
Rent receipts, utility documents, condo notices, cleaning coordination, renewals, and deposit deductions are handled in a structured workflow.
Turnovers and condition checks
Tenant check-ins, check-outs, key handovers, and inventory updates are handled as operational turnover work. The annual property condition check is separate and coordinated only where legally permitted.
Owner visibility
Owners have consistent visibility on what is happening with their property, which decisions are pending, and what comes next.
How it works
A clear operating rhythm from onboarding to every issue.
Owners should not have to guess what happens after they sign. HomeKeeper uses a structured process for documents, access, tenant handovers, maintenance, and follow-up.
Review the property
We check the current tenant status, rental setup, owner goals, whether the property is rented whole or by room, and whether Uniplaces sourcing is needed.
Set the service level
We recommend Core, Plus, or Full and define reporting cadence, approval limits, access rules, and optional services.
Collect the essentials
Documents, keys, access rules, insurance, utility details, and owner authorisations are organised before management starts.
Manage and report
Requests are tracked, suppliers are coordinated, and owners receive structured updates instead of fragmented messages.
Owner reporting
Owners have clear visibility into what is happening at their property.
HomeKeeper standardizes owner reporting around the same core view for every plan: open issues, completed work, rent/admin status, upcoming renewals, documents, and owner approvals needed. The owner portal is coming soon so owners can access this information in one place. Higher plans are priced around operational workload, priority handling, and included service scope rather than vague reports.
HomeKeeperOwner update
Open issues
What is pending and who owns the next step.
Maintenance timeline
Request, quote, approval, visit, completion, and evidence.
Rent and admin
Rent status, receipts, deposit notes, documents, and annual records.
Owner portal
Coming soon: one place for reports, documents, approvals, and live status.
Choose the service level that fits your property.
Start with a complete Core management service. Plus adds the operating capacity needed for room-by-room, mid-term, or more active rentals. Full adds the most complete commercial setup, including Uniplaces listing setup, supported listing-site distribution, and marketplace commission in the proposal. Occasional needs can still be bought as one-off extras instead of upgrading.
Core Management
Full, dedicated property management. The complete base service included in every package.
5% of annual rental income
Core includes
- Dedicated local property management
- Tenant, supplier, maintenance, utilities, condo, keys, and access coordination
- Rent monitoring, tax-authority rent receipts, and annual rent update coordination
- Owner reporting, owner portal access when launched, and approval tracking
- One annual tenant handover cycle and one lawful annual condition check
Plus Management
Core plus the extra operating layer for room-by-room, mid-term, or more active rentals.
9% of annual rental income
Plus adds
- Everything in Core
- Room-by-room and higher-turnover management
- Priority maintenance and utility escalation
- Managed rent collection included when launched
- Recurring handover and inventory cadence
Full Service
Everything in Plus, with the most complete HomeKeeper and Uniplaces commercial setup.
12% of annual rental income
Full adds
- Everything in Plus
- Uniplaces listing setup and marketplace commission included in the proposal
- Supported distribution to listing sites used by Uniplaces
- Enhanced handover, maintenance, and evidence workflow
Percentages are annual management fees applied to annual rental income. In the first year, this is normally based on the expected annual rental income agreed in the signed proposal. Future annual renewals can review actual rent history, new expected rent, occupancy pattern, and scope changes for the next service period, but HomeKeeper does not guarantee occupancy, tenant payment, or refund management work because a property is vacant or a tenant pays late. Management percentages, one-off extras, and quoted service fees are shown excluding VAT; applicable VAT is added on top. Supplier costs, legal/accounting services, paid promotions, and optional extras are agreed separately before work starts.
Core services included in every package.
Every HomeKeeper plan includes the same dedicated property-management foundation. Plus and Full add specific extra scope on top; they do not replace or reduce the Core service.
Dedicated property manager
A local team coordinates tenant issues, suppliers, documents, and owner updates in one structured workflow.
Tenant and supplier communication
We manage day-to-day messages with tenants, suppliers, condominium contacts, and utilities so requests are not fragmented.
Routine maintenance coordination
We assess issues, request quotes, schedule access, and follow up until the next step is clear. Supplier costs remain owner costs.
Rental administration
Rent monitoring, payment follow-up, Portuguese tax-authority rent receipts, utility documents, condo notices, keys, and access records stay organised.
Annual rent update
We coordinate the annual rent update process when legally applicable, including the owner decision, notices, and supporting documents.
Owner visibility
Owners receive structured updates, standard reports, approval tracking, and owner portal access when the portal is launched.
Tenant handover basics
One annual tenant handover cycle is included for standard whole-property rentals. Extra room or tenant turnover can be covered by Plus, Full, or a one-off extra.
Cost approval controls
Maintenance and emergency approval limits are defined before work starts, so owners know when approval is needed.
One-off services when you do not need a bigger plan.
Some requests are occasional. Fixed starting prices are useful for common work; quote-first services are confirmed before scheduling so the owner or tenant knows the scope, payer, and expected cost.
Fixed starting prices
Extra check-in, check-out, key handover, or inventory update caused by tenant or room turnover outside the agreed plan scope.
Standalone written report when the normal visit record is not enough.
Listing-quality shoot, confirmed by property size and location.
Online: €30, or €50 outside working hours. In-person: €50, or €70 outside working hours. Contentious, repeated, or preparation-heavy meetings are quoted first.
E-REDES, EDP, EPAL, meter, power, or repeated utility-company escalation.
Quoted before work starts
AIMA declarations, authorized letters, notarized signatures, courier or collection, and similar tenant-requested documents.
Pre-check-in, post-checkout, deep cleaning, window cleaning, or extra cleaning requested by the owner or tenant.
Lost keys, lockouts, extra copies, smart-lock charging, battery issues, charger handover, or locksmith coordination.
Lease registration, owner admin changes, historic cleanup, or similar owner administrative work where not included.
Not sure what should be included in your proposal?
Request a proposalTell us whether the request is occasional or likely to happen often. We will recommend the right service level and identify any one-off services before work starts.
All prices are shown excluding VAT; applicable VAT is added on top. Supplier costs, official fees, materials, media spend, legal/accounting advice, insurance deductibles, and project work are separate pass-through or quoted costs unless a signed proposal says otherwise.
For Uniplaces landlords
Already listing on Uniplaces? Add HomeKeeper as the management layer.
For owners already using Uniplaces, HomeKeeper adds the local operations team around the booking relationship.
- Choose Core, Plus, or Full based on operational need.
- Use HomeKeeper for whole-property or room-by-room rentals, including monthly, mid-term, and long-term stays.
- Add Uniplaces tenant sourcing only when the owner needs bookings.
- Core and Plus treat Uniplaces commission separately; Full can include Uniplaces listing setup, supported listing-site distribution, and marketplace commission in the proposal.
Local operating team
Real people looking after real homes.
HomeKeeper is built around a Lisbon-based operations team that can speak with owners, tenants, suppliers, condominium managers, and utilities in the right language and with local context. The work is structured, but the service stays practical and human on the ground.
Local owner contact
Owners know who is coordinating the property, what is open, and which decision is needed next.
Portuguese and English support
Communication can be handled with owners, tenants, suppliers, utilities, and condominium contacts in the right language.
Practical follow-through
When maintenance, handovers, or utility cases become messy, the team keeps the next step concrete.
The promise is simple: owners should know who is looking after the property, what is happening now, and what the next practical step is.HomeKeeper operations team, Lisbon
Questions owners usually ask.
A clear service starts with simple answers on scope, pricing, add-ons, and how HomeKeeper works with different rental models.
What is included in every HomeKeeper package?
Every package includes dedicated local property management: tenant and supplier communication, routine maintenance coordination, rent monitoring, Portuguese tax-authority rent receipts, annual rent update coordination, utility and condominium admin, owner reporting, approval tracking, and one standard annual tenant handover cycle for whole-property rentals.
What is the main difference between Core, Plus, and Full?
Core is the complete base management service. Plus adds the extra operating layer for room-by-room, mid-term, or higher-turnover rentals: recurring handovers and inventory updates, priority maintenance and utility escalation, and managed rent collection when launched. Full adds the most complete commercial setup, including Uniplaces listing setup, supported listing-site distribution, and marketplace commission in the signed proposal.
Do you guarantee occupancy?
No. HomeKeeper can coordinate listing readiness and Uniplaces workflows when selected, but bookings and occupancy are not guaranteed.
Are tenant-sourcing fees separate from HomeKeeper management?
Usually, yes. Whether tenants come from Uniplaces, a rental agency, or another channel, any applicable sourcing or marketplace fee is independent from the property management service provided by HomeKeeper. HomeKeeper is well integrated with Uniplaces; in Full Service, the signed proposal can include Uniplaces listing setup, supported distribution to listing sites already used by Uniplaces, and marketplace commission.
Who pays suppliers and repairs?
Supplier labour, materials, call-outs, repairs, insurance, taxes, condominium charges, and public-authority fees remain owner costs unless a proposal says otherwise.
Can I start with Core and upgrade later?
Yes. Owners can start with Core and move to Plus or Full when the property needs more operating depth, more tenant turnover support, managed rent collection, or Uniplaces commercial support.
Can I pay for one-off add-ons instead of upgrading?
Yes. Occasional needs can be approved one by one, such as an extra tenant or room handover, formal inventory report, photography, condominium meeting, utility escalation, or owner administrative case. If the same work becomes recurring, upgrading is usually simpler and better value.
Who pays for AIMA declarations or notarized tenant documents?
AIMA declarations, authorized letters, notarized signatures, courier or collection, and similar documents requested for a tenant are tenant-requested administrative services, not an unlimited owner package item. HomeKeeper confirms the scope and price before work starts and normally charges the tenant directly. Digital signature and in-person notarization are priced differently, and delivery costs are only charged when agreed in advance.
Will I have access to reports and the owner portal?
Yes. Owner reporting is being standardized across all plans. The owner portal is coming soon and will give owners one place to access open issues, rent/admin status, documents, approvals, and reports. Higher plans focus on priority handling, turnover workload, rent collection, and included services rather than charging mainly for reports.
Can HomeKeeper manage monthly, mid-term, and long-term rentals?
Yes. HomeKeeper can manage properties used for monthly stays, mid-term rentals, and long-term leases. Long-term whole-property rentals may only need one check-in/check-out cycle over one or two years. Room-by-room and mid-term rentals can create several tenant or room turnovers per year, so the proposal should price that expected handover volume.
Can you manage room-by-room rentals as well as whole-property rentals?
Yes. HomeKeeper can manage a property rented to one household or rented room by room to several tenants. Room-by-room rentals usually require more tenant check-ins, check-outs, inventory updates, key handovers, access coordination, and tenant communication, so the right service level should reflect that operational load.
Do you collect rent?
Managed rent collection is planned through regulated payment partners. Until that flow is launched, HomeKeeper monitors payments and reminders but does not hold rent.
Tell us what the property needs.
Share the property type, current tenant status, rental model, and whether you already use Uniplaces. We will recommend the service level that best matches the property.
- Review the property and rental model
- Confirm scope, extras, and VAT
- Prepare a practical next step