The Herite mandate

    Stage 04: Management

    Acquisition is not the end.
    It is the beginning.

    An apartment bought well but managed badly is a worse investment than one bought dearer and managed properly. The gap between the paper yield and the real one opens up after the signature.

    Open Byt jako v bavlnceWhat you get

    Numbers

    98 %
    rent collection rate
    +5 % a year
    rent growth across our portfolio

    How it survives twenty years.

    The Herite mandate

    Paper yield and real yield are not the same thing.

    The model says 6.2 % gross. In practice a void month arrives, then a boiler replacement, then two months of arrears. The gap is usually 1.5 to 2 percentage points a year, and that is where it is decided whether the portfolio grows or stalls.

    −8 %
    of gross yield is what one void month a year costs
    3 months
    of rent plus costs is the average price of a non-paying tenant
    0.5-1 %
    of the property value per year is a realistic maintenance budget

    What we do for you.

    Tenants

    • Listing, viewings and selection from applicants
    • Screening against insolvency and enforcement registers
    • Tenancy agreement and handover protocol
    • Handling notice periods and tenant changeover

    Money

    • Payment monitoring and arrears reminders
    • Settlement of services and advance payments
    • Annual rent review against the market
    • Documentation for the tax return

    The property

    • Coordinating repairs and trades
    • Regular condition inspections
    • Dealing with the building's owners association and manager
    • Insurance claims

    The portfolio

    • Quarterly portfolio performance report
    • Tracking LTV and refinancing opportunities
    • Proposals to sell or add
    • Preparing the transfer to the next generation

    A year under management.

    01

    Handover

    We go through the existing agreements, the condition of the property and the payment history. You learn what is sound and what is not before we start.

    02

    Setup

    We benchmark the rent against the market, complete any missing documentation and set the payment calendar.

    03

    Operation

    A normal month: the payment arrives, we check it, you do nothing. When something happens, we handle it and tell you.

    04

    Report

    Once a quarter you get the picture: occupancy, yield, costs, loan position and what we recommend next.

    Who it is for

    An owner of three or more apartments who does not want to be a full-time property manager.

    When it does not make sense

    Below three apartments, management through us does not pay for itself. You can handle it yourself and we are glad to show you how.

    A portfolio that can be handed on.

    Most wealth is lost in the second generation because nobody prepared it. So we keep the documentation in a state that can be transferred: ownership, liens, agreements and returns in one place. When the time comes, an heir does not inherit a pile of paper but a working portfolio.

    A specialised partner runs day-to-day operations.

    Day to day, Vendula Horová runs management through her own dedicated service, Byt jako v bavlnce, not as a side item next to five other things. Herite keeps the strategic view across your whole portfolio; she handles rent, payments and repairs.

    CZK 900
    a month, fixed fee for the whole management service
    24 h
    response time for a routine query
    1 person
    Vendula Horová, one contact for everything

    Next step

    Details and pricing live directly with Byt jako v bavlnce.

    A separate page for the partner service opens. There we go through your specific property and set up management tailored to it.

    Open Byt jako v bavlnceBack to the whole mandate

    Run by Vendula Horová, contact at horova0vendula@gmail.com