Frequently asked questions
Everything owners ask, including the awkward parts
23 questions with direct answers — pricing, overseas ownership, operating standards, and when we are the wrong choice.
Pricing & contracts
How much does Amuma Properties charge to manage a condo in Cebu?
A flat PHP 5,000 per month per property, with no percentage commission on rental revenue. Cleaning is billed per turnover at cost: PHP 650 studio, PHP 750 one-bedroom, PHP 950 two-bedroom, PHP 1,050 three-bedroom. Repairs and supplies are billed at cost with receipts and no mark-up.
Why a flat fee instead of the usual 15–20% commission?
A commission manager’s income rises with your gross revenue whether or not their work changed, which quietly rewards discounting and scale over quality. A flat fee means we earn the same on a PHP 30,000 month and a PHP 300,000 month, so the only way we grow is by keeping owners. On a unit earning PHP 100,000 a month, commission would cost PHP 15,000–20,000 against our PHP 5,000.
When is a commission manager cheaper than Amuma?
Below roughly PHP 30,000 of monthly revenue. At PHP 20,000 a month, a 15% commission is PHP 3,000 against our PHP 5,000. We would rather tell you that than have you discover it in month three.
Is there a lock-in contract or exit fee?
No. Management runs on a rolling monthly basis with 30 days’ notice on either side and no exit penalty. Your refundable deposit balance is returned once the final statement is settled.
What is the PHP 5,000 occurrence expense deposit?
A one-time, refundable float of PHP 5,000 held so day-to-day supplies, toiletries, and minor repairs are not delayed waiting for an owner transfer — which matters most when you are in another time zone. Every draw is receipted in the monthly statement and the unused balance is returned when management ends.
Is the PHP 5,000 still charged in a month with no bookings?
Yes. The listing still needs maintaining, the unit still needs visiting, and inquiries still need answering. That predictability cuts both ways — it is the same reason a strong month costs you far less than a commission would.
Owning from overseas
Can Amuma manage my Cebu condo if I live abroad?
Yes — a large share of our owners are overseas Filipinos and foreign investors. You get a 24/7 portal with live bookings, revenue, and itemised expenses, photo documentation from every bi-weekly visit, and a written approval requirement on anything above PHP 3,000.
How do I know what condition my unit is really in?
Photos. Every bi-weekly visit is photo-logged to your portal, and every turnover clean is photo-verified before the next guest arrives. You are not relying on a monthly summary written by the person being assessed.
What stops you spending my money without asking?
A hard PHP 3,000 threshold. Above it, nothing is spent without your written approval. Genuine emergencies — a burst pipe, a failed lock, anything that endangers the unit or a guest — are actioned first and reported the same day with the reason documented.
What languages do you work in?
English, Filipino, and Cebuano. All owner reporting and statements are available in English.
How do I get paid, and when?
Payouts follow the Airbnb and Booking.com schedules. Your monthly statement reconciles gross revenue, platform fees, cleaning, repairs, and the management fee to a net figure you can trace line by line.
Operations & standards
How often do you visit the property?
Every two weeks, on schedule, in addition to the inspected turnover between guest stays. Each visit is photo-logged. This is why we cap the portfolio — a manager with two hundred doors physically cannot do it.
How fast do you respond to guests?
Inquiries within 24–48 hours; urgent in-stay issues escalated immediately. The target is a 4.7+ rating on every managed unit.
Which booking platforms do you manage?
Airbnb and Booking.com, plus direct bookings. We deliberately stay on two platforms — spreading one calendar across six sites is how double bookings and rate mistakes happen.
Who pays for repairs and replacements?
The owner, at cost. We do not mark up repairs, take vendor commissions, or charge a coordination fee — taking a cut would give us a reason to prefer expensive vendors. We source, supervise, and file the receipt in your portal.
What is included in a turnover clean?
A written checklist covering the full unit, linen and towel change, supply and toiletry restocking, and photo verification before the next guest. We also run unannounced spot checks on cleaner performance.
Can I block dates for my own use?
Yes. Send the dates and we block them across every connected calendar. No penalty and no minimum-night requirement for owner stays.
How long does setup take?
Two to three weeks from signing: photography coordination, listing build and optimisation, house rules, pricing strategy, self check-in flow, and property preparation.
Fit & coverage
What areas of Cebu do you cover?
Metro Cebu — Cebu City, Mandaue City, and Lapu-Lapu City. Because every unit gets an in-person visit every two weeks, we only take properties we can physically reach on that schedule.
What types of property do you manage?
Condominium units from studio to three-bedroom, operated as short-term rentals on Airbnb and Booking.com. We do not currently manage long-term residential leases, commercial space, or whole buildings.
Will you tell me if my unit is a bad fit?
Yes, and we do. If the building restricts short-term rentals, if the location will not sustain the nightly rate, or if the required refurbishment does not pay back, the free assessment will say so. A bad-fit unit costs us more than it earns.
Do you have capacity for a multi-unit portfolio?
Sometimes. The fee is per property, so three units is PHP 15,000 a month. We check capacity before every new unit and will decline a portfolio if taking it on would degrade the standard for existing owners.
How do I start?
Book the free assessment. We look at the unit, its building, and comparable listings, then send a realistic income projection, the exact costs, and an honest recommendation. No obligation to proceed.
Question not answered here?
Email us and you will get a real answer from a person, not a sales sequence.