Listings, rates and calendar
We organize the presentation, rules and availability, follow seasonal pricing and align the agreed channels so dates never double-book.
Full service
Property management in Tivat, handled by the ORTUS team
ORTUS provides full-service property management for short-term rentals in Tivat and the immediate area. We manage listings, rates, guest communication, arrivals, cleaning, linen, apartment checks and monthly owner reporting, while you keep control of dates, major costs and key decisions.
- The Tivat municipality and surroundings
- Cleaning and preparation after every checkout
- Monthly report by the 5th
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)
What we handle
What our Tivat property management service covers
We write the scope down before work begins. Full-service property management covers these operating areas.
This is short-term-rental property management: ORTUS coordinates the hosting and guest-stay workflow for an apartment. It is not general building or facility management, property sales or long-term tenancy management.
Most of the time that short-term hosting takes up goes on small things that keep repeating: the message waiting for a reply while you are in a meeting, the turnover that has to move because a flight was late, the linen that did not come back from the laundry, the guest who calls on Sunday evening. Full management exists so those are handled before they reach you.
That is why, inside the full-service area, ORTUS does not take on one part of the work but the whole chain — from the moment a guest first sees the listing to the moment the apartment is ready again. When the same team runs pricing, the calendar and the ground work, turnovers get planned in advance instead of solved at the last minute.
Reservations and communication
We answer inquiries, send pre-arrival information and stay the guest's contact during the stay — support runs through the whole day, not only office hours.
Arrival and departure
We agree timing, access, keys and practical details. A delayed flight or an early arrival is handled by the team on the ground, without involving you.
Cleaning and linen
After each checkout we organize cleaning, linen washing and preparation for the next arrival, timed to the booking calendar.
Checks and interventions
We check the apartment and, with the agreed approval, coordinate tradespeople or necessary repairs.
Guest registration and records
We coordinate guest registration and keep the stay records, while statutory owner obligations remain the owner's.
Already renting out your apartment?
What happens to your listing and reviews
Your existing Airbnb listing can stay on your account while ORTUS handles day-to-day hosting as a co-host. You choose the access permissions, and guest reviews remain linked to the listing owner's profile. Before we start, we review the accounts, confirmed bookings and calendar with you so the handover is clear from day one.
The property owner and the listing owner are not always the same person. If your current manager holds the listing on their account, we first check the available options: Airbnb does not support transferring account ownership or moving bookings to another account. Superhost status remains subject to Airbnb's criteria and regular assessments; changing managers does not guarantee it.
An Airbnb listing on your account
ORTUS can be added as a co-host with the permissions needed for the agreed work. You keep your account and can change those permissions.
A listing held by another manager
We clarify access, existing bookings and handover arrangements first. We cannot promise to transfer reviews or listing history to a new listing.
Your Booking.com account
Extranet access and any change of contracting party follow Booking.com's own process. Airbnb's account rules do not automatically apply to Booking.com.
One turnover
What happens between two guests
Most of the quality in a short-term rental is decided in the few hours after checkout. Miss something in that window and the next guest is the first to find it — and usually the first to write about it.
So we treat a turnover as an inspection, not just a clean. The person preparing the apartment is also the first to notice that something has stopped working, run out or gone missing, which means it gets solved before it becomes a line in a review.
After checkout
We check the apartment, send the linen to be washed and record anything left broken or used up.
Preparation
The apartment is cleaned and prepared against the next arrival, with fresh linen and the space ready to receive a guest.
Whatever is not right
Small items are handled within the agreed threshold and recorded in the monthly overview. Anything larger waits for your approval.
Before arrival
The guest gets instructions and an arrival time, and the team confirms the apartment is ready before they travel.
Owner decisions
What stays entirely yours
Full management does not mean the apartment stops being yours. It means you are no longer the one coordinating it day to day. Decisions that cost money, change the apartment or take dates stay with the owner, and that line is written down before we start.
Larger costs require approval
Repairs, replacements and investments remain owner expenses and are never ordered without your approval. The exception is urgent action that prevents greater damage or a risk to a guest — we do it immediately and tell you immediately.
Your dates remain yours
Use the apartment whenever you like; block the dates in time so they do not touch confirmed reservations.
You can correct the rate
If you think the rate for a period is wrong, you can ask for a change. We will explain what it means for occupancy, but the decision is yours.
The agreement is adaptable
Term, fee, cost threshold and communication method are written for your apartment — there is no single mandatory model.
Service area
Where full management genuinely works
We do not draw the service area along municipal borders but along what the team can reach in time — every day, including at the height of the season. That is why Kavač is inside the area even though it belongs to Kotor — the team reaches it as reliably as addresses inside the municipality itself.
For a specific address, do not guess. Send an inquiry with the location and we will say straight away whether it falls inside the full-service area. If it does not, we can still work together under online management, where ORTUS runs listings, rates, calendar and guests while the owner arranges the on-site side.
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 operationally on the Tivat route — so it sits inside the full-service area.
Within reach of the team
For places on the edge of the area we confirm on inquiry whether cleaning, arrivals and interventions can be organized reliably.
Who it suits
When full management makes the most sense
You do not live in Tivat
When you cannot reach the apartment the same day, the on-site side is the first thing that breaks. This is the model that covers it.
The apartment runs all season
The more turnovers there are, the more you gain from a team that plans them ahead instead of reacting to calls.
Everything runs through one team
Instead of separate arrangements for cleaning, keys, tradespeople and guests, everything runs through one team and one monthly overview.
Check full management options for your apartment
Send the location, type and current status. We reply the same day and arrange a visit when the model is a fit.