A reply the same day
We answer an owner inquiry the same day and arrange a short review of the location, condition and current hosting setup. Owners living abroad can do this entire first stage by message or call.
For apartment owners
Property management for your apartment in Tivat
Listings and rates, the calendar, guest communication, arrivals, cleaning and monthly reporting — in Tivat and the immediate area we run the whole workflow. If you already have cleaning and guest arrivals covered, choose online management, available in Tivat and across Montenegro.
- A reply the same day
- Monthly report by the 5th
- An ORTUS team on the ground in Tivat
Process and experience
You know exactly what you are getting before the offer
We explain how ORTUS works, what we take on and what stays with you — and only then write a proposal for your apartment.
Monthly report by the 5th
By the fifth of the following month you receive an overview of reservations, revenue, platform commissions, the management fee and approved costs. In the standard model the payout follows no later than 15 days after the report is delivered.
Experience you can verify
Jasmina's Airbnb profile shows Superhost status, a 4.83 rating, 477 reviews and 11 years hosting.
Open the Airbnb profile
Profile figures checked on 27 July 2026.
Two ways to work together
Choose how much you want ORTUS to handle
Full management is available in Tivat and the immediate area. Online management is available in Tivat and across Montenegro: ORTUS handles listings, rates, the calendar, bookings and guest communication, while you arrange cleaning, guest access and care of the property.
Tivat and the immediate area
Property management in Tivat
ORTUS handles both online and field work: listings, rates, reservations, guests, arrivals, cleaning, linen, apartment checks and coordination of necessary interventions.
- The Tivat municipality and places within the team's reach
- Cleaning and preparation after every checkout
- Guest support through the day and an on-site response
Tivat and the rest of Montenegro
Online management
ORTUS handles listings, rates, the calendar, reservations and guest communication. The owner arranges cleaning, apartment preparation, keys, guest access and physical interventions.
- A clear split between online and on-site responsibilities
- Existing or new listings, as agreed
- Cleaning and guest access arranged by the owner
How we work
From first inquiry to first guest in five steps
The location, type and current status of the apartment are enough for a first reply. Everything after that — the visit, the written proposal, the listing setup and the operational start — follows in order, with no commitment before we agree.
- 01
Send the location and basic property status
We do not need a full address, passwords or platform links for the first reply.
- 02
Review the property and current workflow
For full management we arrange a visit. For online management we review the listings and how cleaning, guest access and physical property care are organized.
- 03
Receive a written scope
It states what ORTUS handles, what stays with the owner, how costs are approved and how cooperation can end.
- 04
Set up accounts, content and operations
Existing accounts are managed within the agreed access, while new listings are set up according to platform rules and the owner agreement.
- 05
Operations and monthly reporting begin
Guests know whom to contact, owners know when they decide, and the month closes with a clear overview.
Clear responsibilities
We write down who does what before we start
We set the boundary together and adapt it to your apartment. This is a practical outline of the split, not a substitute for the written agreement.
ORTUS handles
- listings, rates and calendar within the agreed scope
- inquiries and guest communication
- arrivals, departures and on-site organization in the full-service area
- cleaning, linen and apartment checks with full management
- monthly reservation and owner-report records
The owner decides
- when to use the apartment personally
- larger repairs, replacements and investments
- the final scope, fee and cooperation term
- special conditions not agreed in advance
- who receives accounts and documentation when cooperation ends
We agree together
- the approval threshold for routine costs
- the response to urgent damage or a safety issue
- the model for existing and new OTA accounts
- cleaning, guest access and physical property care for online management
- reporting cadence and communication method
Monthly overview
Every month you see the bookings, the costs and your amount
See an actual monthly statement from our portfolio. Identifying details have been removed; revenue, fees and expenses are unchanged.
Real statement · identity protected
See an actual owner statement
July 2026 · one apartment
8 reservations · 26 nights
- Gross revenue
- €3,156.81
- Platform fees
- -€351.65
- ORTUS management fee
- -€841.56
- Airbnb money transfer fee
- -€5.71
- Amount payable to the owner
- €1,957.89
An original statement from our portfolio. Names, property references and other identifying details have been permanently removed; the figures are unchanged. This is one closed accounting month, not an earnings forecast for your property. The amount payable does not confirm that a payment was made.
Open the original statement (PDF, 2 pages)
Full-service area
Where the ORTUS team works on the ground
Tivat is our operating base, so full management covers the Tivat municipality and the places our team can reach every day. For a specific address the quickest route is an inquiry — we confirm straight away.
Municipality of Tivat
The centre, Donja Lastva, Seljanovo, Kalimanj, Radovići, Krašići, Krtoli and the rest of the municipality, including the part of Luštica that belongs to it.
Kavač
Administratively part of Kotor, but close enough to Tivat and easy enough to reach that it sits inside the full-service area.
Within reach of the team
For places on the edge of the service area we confirm on inquiry whether cleaning, arrivals and interventions can be organized reliably.
Other municipalities
Online management is possible when the owner arranges cleaning, guest access and physical property care.
People behind the operations
See who takes on inquiries, guest communication and apartment preparation
Before you hand over your apartment, you should know who you are talking to. This short video shows the people behind ORTUS and how cooperation is agreed — personally and clearly, not through an anonymous platform.
What owners ask first
Answers before you decide
How is the fee calculated, and when do I get a figure?
We do not publish a single rate because it would be inaccurate. Location, size and condition of the apartment, how much work it carries through the season and whether the service is full or online all affect it. You do not get the figure verbally at the end of a call — you get it in a written offer, listing what the fee covers and what remains an owner expense.
Who registers guests and keeps the stay records?
ORTUS coordinates guest registration as part of the operational scope we write down before starting. Statutory owner obligations remain the owner's; we keep the records that make them straightforward.
Does the agreement have to last 12 months?
No. The term, notice period and handover process are agreed by the parties and written down before work begins.
Who pays for repairs, taxes and owner expenses?
Property costs, repairs, replacements, taxes and other owner obligations remain with the owner. Larger work requires approval; urgent action is limited to preventing greater damage or a safety risk.
What happens to Booking and Airbnb accounts?
If a listing exists, we agree the access and management model. If it does not, setup follows platform rules and the owner agreement. When cooperation ends, access, content and operating documentation are handed over within each platform's technical possibilities.
Can I still use my apartment?
Yes. Owner stays are announced in time so the calendar and confirmed reservations remain aligned.
How does ORTUS improve rental performance?
ORTUS improves the parts of the rental process it directly manages: listing quality, rates, availability, response time, calendar accuracy and guest communication. The approach and initial assessment are adapted to the apartment, season and current demand.
Who answers guests when something happens?
ORTUS monitors guest communication through the day. Full management includes organizing an on-site response; with online management, the owner arranges a physical check or intervention when it is needed.
Owner guide
The longer answers, before you decide
Some questions do not fit into a FAQ line. These pages take one decision each — platform accounts, self-managing, guest registration, and what a location means operationally.
Who holds the Booking and Airbnb account when someone else manages your apartment
What the platforms actually allow, why an Airbnb listing cannot be signed over to another host, and what that means for your reviews and payouts.
ReadOn your own or through a manager: where the time actually goes
An honest look at the work short-term hosting demands every week, and the questions the decision really turns on.
ReadHow a nightly rate is formed, and why one price does not work
Season, day of week, how far ahead a booking comes, length of stay and the supply around you — what actually moves the rate. No income promises.
ReadGuest registration and the tourist tax, from the owner's side
The 24-hour deadline, who registers guests, what the tax costs and why property owners in Tivat are exempt.
ReadThe inquiry takes about a minute
Tell us about your apartment
Choose the location, type and status of your apartment, then leave a contact detail. We reply the same day.
- 1Apartment
- 2Contact
No commitment — we assess once we have seen the actual apartment.
Prefer to talk? Call or message the ORTUS team.