What a monthly maintenance visit covers
If you own in Tulum and live somewhere else, the question is simple: how do you know your property is fine? A monthly maintenance visit answers it, if it is done properly and written down.
What we check
Air-conditioning: filters cleaned, performance and the outdoor unit checked
Plumbing and water: drains, leaks, seals and water pressure
Electrical: breaker panel, outlets and fixtures
Appliances: fridge temperature, washer and dryer, oven and hob
Damp and moisture: closed rooms and wardrobes aired and checked
Doors, locks and hardware: tested and adjusted
Exterior and garden: plants, drains and storm damage
Security: locked on arrival and departure, no signs of entry
What you receive
The same evening, a written report: the overall status of the property, a status for each system (normal, serviced, repaired or adjusted), notes on what we found, and dated photographs, including before-and-after photos of any work.
See a sample report (PDF) with real photos from our jobs.
When we find something
Small things, like a slow drain or a door latch out of line, we usually fix during the visit and note in the report. Anything bigger, such as early corrosion on an AC unit, goes into the report as a recommendation with its urgency. Nothing extra is done without your approval: you reply to the report, we quote it and schedule it.
Through the year
What we look at shifts with the seasons. In the rainy months, roughly June to October, we spend more time on roofs, terrace drains, waterproofing and anything the wind can move; our rainy-season checklist covers it in detail. In the hot, dry months, the air conditioning works hardest, so filters, drain lines and outdoor units get extra attention. Before you or your guests arrive, we can add a pre-arrival check so the property is aired, cooled and ready.
Do I need to be there for the visit?
No. Most owners we work with live abroad. We coordinate access with you, your property manager or the building staff, and the report is how you see the visit.
Can the checklist change for my property?
Yes. The list above is the base. If your property has a pool, a water filter or smart-home devices, we add them to your visits.
What it costs
One fixed monthly fee, set after an assessment of the property, the same whether it is full or empty. See Property Maintenance for how the plan works.