Terms of service

1. Website information and proposals

The content on this website is intended to explain HomeKeeper's service model in a clear way. It is not a binding offer to provide services to every owner or property.

Prices, percentages, lawful access coordination, optional services, Uniplaces coordination, rent-processing scope, supplier arrangements, and any special conditions are only binding when confirmed in a written proposal or contract accepted by both parties.

HomeKeeper may decline a property, request additional information, or propose a different scope where the property condition, legal documentation, location, tenancy status, owner requirements, or operational risk makes the standard service level unsuitable.

2. Service scope

HomeKeeper provides operational property-management services for residential rental properties. Depending on the selected service level and proposal, this may include owner onboarding, document collection, tenant check-in and check-out coordination, inventory records, maintenance coordination, owner updates, supplier follow-up, rent-document administration, and coordination with Uniplaces where selected.

Services are limited to the items expressly included in the accepted proposal. Anything not included in the selected service level or proposal is treated as an optional service, a project fee, a pass-through cost, or outside HomeKeeper's scope.

• HomeKeeper does not provide legal, tax, accounting, architecture, engineering, insurance-brokerage, or regulated real-estate mediation advice unless that service is expressly contracted with a qualified professional or authorised partner.
• HomeKeeper does not become the owner, landlord, tenant, property insurer, condominium administrator, utility provider, or guarantor of any tenant or supplier.
• HomeKeeper does not take possession of the property except for the operational access needed to perform agreed services.

3. Owner responsibilities

The owner remains responsible for the property, its legal status, its habitability, its insurance, its taxes, its condominium obligations, and all owner obligations under applicable law and lease agreements.

The owner must provide complete, accurate, and up-to-date information and documents needed for the service, including identity, NIF, ownership evidence, property tax and registry documents, usage licence where applicable, energy certificate, insurance details, utility and condominium information, bank details, existing lease terms, keys, access instructions, inventory information, and known defects.

The owner must promptly disclose any matter that may affect the service or a tenant's occupation of the property, including leaks, electrical issues, safety concerns, pending works, disputes, insurance claims, condominium proceedings, sale or promissory-sale discussions, bank-account changes, ownership changes, and restrictions on access.

4. HomeKeeper responsibilities

HomeKeeper will perform the agreed services with professional diligence, reasonable care, and good faith. HomeKeeper will keep the owner informed about relevant operational matters and request owner approval when a decision exceeds ordinary management, agreed service scope, or the approved expense threshold.

HomeKeeper may use employees, contractors, suppliers, software systems, platforms, document tools, payment providers, AI-assisted tools, and operational partners to deliver the service. HomeKeeper remains responsible for coordinating the services it has contractually accepted.

HomeKeeper is not responsible for delays, costs, legal consequences, or failed outcomes caused by incomplete, inaccurate, late, or missing information or approvals from the owner, tenants, suppliers, public authorities, platforms, insurers, condominium managers, or other third parties.

5. Fees, VAT, pass-through costs, and rent estimates

Management fees are calculated according to the accepted proposal. Where a percentage is used, the website model treats it as an annual management fee applied to annual rental income, normally based on the expected annual rental income agreed in the signed proposal for the first service year.

Future proposals or renewals may 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.

VAT, when applicable, is added at the legal rate. Third-party costs are not included in the management fee unless the proposal expressly says so.

• Examples of owner costs include supplier call-outs, labour, materials, repairs, cleaning, locksmiths, photographs, paid promotions, certifications, licences, legal or accounting advice, insurance premiums, taxes, condominium charges, utility bills, platform fees, bank charges, and public-authority fees.
• Optional services, project work, additional access or handover coordination, urgent work outside the included scope, or work outside normal business hours may be quoted separately before work starts.

6. Maintenance, suppliers, and emergencies

HomeKeeper coordinates maintenance when included in the service level or proposal. Coordination can include triage, requesting quotes, scheduling access, communicating with owners, following up with tenants and suppliers, and recording status.

Supplier costs remain the owner's responsibility unless expressly agreed otherwise. For non-routine work, HomeKeeper will request owner approval before committing the owner to costs above the agreed threshold.

In urgent situations involving safety, active damage, leaks, loss of essential services, tenant access, or material risk to the property, HomeKeeper may take reasonable steps to reduce damage or risk within the emergency authority agreed in the proposal. If no emergency authority is agreed, HomeKeeper will seek owner approval before committing costs whenever reasonably possible.

7. Tenant sourcing, Uniplaces, and third-party platforms

HomeKeeper may coordinate listing readiness, owner documentation, operational handover, photography, property information, communication with Uniplaces, and distribution to supported listing sites already used by Uniplaces when that work is included in the proposal.

Uniplaces tenant sourcing, Uniplaces marketplace commission, promotion rules, booking policies, cancellation rules, payment flows, and platform decisions are separate from HomeKeeper's management fee unless a signed proposal expressly bundles or modifies them.

HomeKeeper does not guarantee bookings, occupancy, tenant permanence, rent level, tenant payment, external listing-site ranking, public-authority approval, insurance outcome, supplier performance, or the absence of tenant damage or disputes. Competitor booking platforms are not included unless expressly agreed in the proposal.

8. Rent processing, receipts, and administrative filings

Rent processing, rent collection, payment verification, owner payouts, automatic reminders, Finanças rent receipts, lease registration, owner administrative changes, and similar owner administrative work are only included where the proposal says so or when the service has been enabled for that owner.

AIMA declarations, authorized letters, notarized signatures, courier or collection, and similar documents requested for a tenant are tenant-requested administrative services. HomeKeeper may quote and charge these services directly to the tenant after confirming the scope and price in advance. Digital signature, in-person notarization, and delivery or collection are separate service levels and costs.

Where HomeKeeper assists with Finanças or other official systems, the owner must provide the legally required authorisation, correct data, and supporting documents. HomeKeeper should not receive personal public-authority passwords through ordinary website forms or unstructured messages; secure delegation or another approved process should be used.

9. Communications and approvals

Operational communications may take place by email, phone, WhatsApp, Slack, owner dashboard, ticketing tools, or other agreed channels. Formal notices must use the method required by law or the signed agreement.

The owner is responsible for keeping contact details current and for responding promptly where an approval, document, instruction, or payment is needed to continue the service.

10. Termination, sale, and handover

Termination rights, notice periods, renewals, and minimum terms are governed by the signed proposal or contract. Termination does not remove the owner's obligation to pay amounts already due, approved expenses, supplier costs, taxes, or other responsibilities incurred before termination.

If the property is sold, promised for sale, transferred, or materially restructured, the owner must notify HomeKeeper promptly. A new owner or new legal structure requires written agreement before HomeKeeper continues service.

At termination, HomeKeeper and the owner should complete an orderly handover of keys, documents, supplier contacts, condominium information, insurance details, tenant matters, open maintenance issues, rent or deposit status, and other operational records reasonably needed to transition management.

11. Confidentiality and data

HomeKeeper and the owner must treat confidential commercial, financial, personal, contractual, and operational information with appropriate care. Confidentiality does not prevent disclosure where needed to perform the service, comply with law, work with suppliers or platforms, respond to authorities, or defend legal rights.

Personal data is handled under the HomeKeeper Privacy Policy and applicable data-protection law.

12. Liability

HomeKeeper is liable only for direct damages proven to have been caused by its culpable breach of the accepted service obligations, subject to the limits allowed by law and any limits in the signed agreement.

To the maximum extent permitted by law, HomeKeeper is not liable for indirect damages, lost profits, lost rent, lost opportunities, reputational harm, tenant acts or omissions, supplier acts or omissions, condominium decisions, platform decisions, public-authority delays, insurance decisions, force majeure events, or property defects not caused by HomeKeeper.

13. Governing law and disputes

These terms are governed by Portuguese law. The parties should first try to resolve operational disagreements in good faith. Where a dispute cannot be resolved, the competent Portuguese courts will apply, subject to any mandatory legal rules or dispute-resolution provisions in the signed agreement.

The Portuguese version of signed contractual documents should prevail where the signed agreement says so. These website terms are provided in English and Portuguese to improve clarity for owners.

14. Contact

For questions about HomeKeeper services or these terms, use the website contact form and the team will route the request to the appropriate person.