Listings, rates and calendar
We organize the presentation, rules and availability, follow seasonal pricing and align the agreed channels so dates never double-book.
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Full service
One team runs both sides of the work: listings and rates, guest communication, arrivals and departures, cleaning and preparation, apartment checks and the monthly owner report. You stay on the decisions, not on the coordination.
What we handle
We write the scope down before work begins. Full management covers these operating areas.
Most of the time short-term hosting takes 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.
We organize the presentation, rules and availability, follow seasonal pricing and align the agreed channels so dates never double-book.
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.
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.
After each checkout we organize cleaning, linen washing and preparation for the next arrival, timed to the booking calendar.
We check the apartment and, with the agreed approval, coordinate tradespeople or necessary repairs.
We coordinate guest registration and keep the stay records, while statutory owner obligations remain the owner's.
One turnover
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.
We check the apartment, send the linen to be washed and record anything left broken or used up.
The apartment is cleaned and prepared against the next arrival, with fresh linen and the space ready to receive a guest.
Small items are handled within the agreed threshold and recorded in the monthly overview. Anything larger waits for your approval.
The guest gets instructions and an arrival time, and the team confirms the apartment is ready before they travel.
Owner decisions
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.
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.
Use the apartment whenever you like; block the dates in time so they do not touch confirmed reservations.
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.
Term, fee, cost threshold and communication method are written for your apartment — there is no single mandatory model.
Service area
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.
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 operationally on the Tivat route — so it sits inside the full-service area.
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 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 more turnovers there are, the more you gain from a team that plans them ahead instead of reacting to calls.
Instead of separate arrangements for cleaning, keys, tradespeople and guests, everything runs through one team and one monthly overview.
Send the location, type and current status. We reply the same day and arrange a visit when the model is a fit.