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.
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For apartment owners
Listings and rates, the calendar, guest communication, arrivals, cleaning and monthly reporting — in Tivat and the immediate area we run the whole workflow. For apartments elsewhere in Montenegro we run the online side, while anything that needs someone at the property stays with the owner.
Process and experience
We explain how ORTUS works, what we take on and what stays with you — and only then write a proposal for your apartment.
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.
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.
Jasmina's Airbnb profile shows Superhost status, a 4.83 rating, 477 reviews and 11 years hosting.
Profile figures checked on 27 July 2026.
Two ways to work together
Where ORTUS has a team on the ground, we take on the whole rental workflow. Where we do not, we run the online side — listings, rates, calendar, bookings and guests — while the owner arranges cleaning, guest access and physical care of the property.
Tivat and the immediate area
ORTUS handles both online and field work: listings, rates, reservations, guests, arrivals, cleaning, linen, apartment checks and coordination of necessary interventions.
Other locations in Montenegro
ORTUS handles listings, rates, the calendar, reservations and guest communication. The owner arranges cleaning, apartment preparation, keys, guest access and physical interventions.
How we work
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.
We do not need a full address, passwords or platform links for the first reply.
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.
It states what ORTUS handles, what stays with the owner, how costs are approved and how cooperation can end.
Existing accounts are managed within the agreed access, while new listings are set up according to platform rules and the owner agreement.
Guests know whom to contact, owners know when they decide, and the month closes with a clear overview.
Clear responsibilities
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.
Monthly overview
The preview below explains what belongs in each part of the document. There are no invented stays or amounts — the real report uses your reservations and the calculation set out in your agreement.
Document structure · no real data
Apartmentthe agreed apartment
Periodmonth and year
| Stay | Channel | Nights | Revenue |
|---|---|---|---|
| arrival → departure | Airbnb, Booking or direct | number of nights | gross amount |
| one row per stay | the channel it came through | as actually stayed | before commissions |
The real report is filled with your reservations and the calculation set out in your agreement. This preview explains the structure of the document and is not the financial result of any apartment.
Full-service area
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.
The centre, Donja Lastva, Seljanovo, Kalimanj, Radovići, Krašići, Krtoli and the rest of the municipality, including the part of Luštica that belongs to it.
Administratively part of Kotor, but close enough to Tivat and easy enough to reach that it sits inside the full-service area.
For places on the edge of the service area we confirm on inquiry whether cleaning, arrivals and interventions can be organized reliably.
Online management is possible when the owner arranges cleaning, guest access and physical property care.
People behind the operations
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
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.
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.
No. The term, notice period and handover process are agreed by the parties and written down before work begins.
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.
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.
Yes. Owner stays are announced in time so the calendar and confirmed reservations remain aligned.
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.
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
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.
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.
ReadAn honest look at the work short-term hosting demands every week, and the questions the decision really turns on.
ReadSeason, 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.
ReadThe 24-hour deadline, who registers guests, what the tax costs and why property owners in Tivat are exempt.
ReadIt takes about a minute and three basic details. The ORTUS team replies the same day, with the questions that genuinely decide a cooperation.
Prefer to talk? Call or message the ORTUS team.
The inquiry takes about a minute
First tell us only where the apartment is and its current status. We ask for contact details in step two so that we can reply.
No commitment — we assess once we have seen the actual apartment.