Everything about long-term and seasonal management, LAU contracts, legality and costs on the Costa Blanca.
It depends on the rental form, and you always pay on a no-cure-no-pay basis — no tenant, no charge. For long-term lets we work with a one-off placement fee plus a monthly management commission on the incoming rent. For wintering / seasonal (temporada) lets we work with a lower placement fee plus a monthly management commission on the incoming rent. In both cases the management is cancellable monthly and we tailor the price to which tasks you leave to us. Included: tenant marketing and screening, drawing up the LAU contract, key handover and move-in, quality control, inspections, rent collection and your monthly statement (cleaning and minor maintenance are billed separately). We’ll work out exactly what it means for your property, free of charge.
Yes. Would you prefer to handle certain things yourself — approving the tenant in person, say, or using your own cleaner? Then we adjust the management accordingly. You pay only for what we actually do — no more, no less.
In most cases: yes. Longer and seasonal lets deliver stable monthly income with low vacancy, low wear and a reliable tenant instead of a revolving door of holiday guests. Add the right rent level, professional photos and visibility on the right channels, plus protection against okupas through an occupied, managed home. After our commission, you net more — without lifting a finger yourself.
Our management is cancellable monthly — no long contracts, we earn your trust afresh every month. Two things are binding, and rightly so: once we place a tenant for you, the placement fee is due, even if you end the management afterwards; and a LAU rental contract binds you as the owner to the tenant for the agreed term — that contract continues even if you cancel our management. If you stop, we hand everything over to you properly.
By ‘21% IVA’ we mean the VAT on our services — the placement fee and the monthly management commission. Those amounts are exclusive of 21% IVA unless stated otherwise. The management commission is calculated on the rent that comes in; the exact percentage depends on your situation.
We do not add VAT to the rent itself that a tenant pays for the home — residential letting under the LAU is not a VAT-taxable service. So a published rent is the price the tenant pays.
Yes. We work exclusively under the LAU (Ley de Arrendamientos Urbanos), not with tourist letting. Within the LAU we distinguish three forms:
Wintering / winter season — temporary lets of a few months, with a clear temporary reason stated in the contract (temporada).
Seasonal / temporada lets — temporary living for work or study, for example, typically up to a maximum of twelve months (temporada).
Long-term — ordinary residential letting from twelve months, as the tenant’s main home (vivienda habitual).
None of these forms requires a tourist licence, provided the right contract form is used. Very short stays of a few days are almost always touristic — a form we deliberately don’t offer. In between (roughly two to four weeks) lies a grey area: there it isn’t only the number of nights that counts, but above all the purpose of the stay (a holiday versus temporary living or working). Always have your specific situation reviewed by a gestoría or legal adviser.
On the channels where long-term and wintering seekers actually look: idealista, Fotocasa and PropertyHost, dedicated Facebook groups for winterers, our own tenant waiting list and our showcase on pulseproperty.es. Provide the details once, and we take care of the reach and the right tenant.
We screen every tenant on identity, solvency and references before anything is signed — with longer lets, the right tenant is crucial. We check income/affordability, request references and record everything in a correct LAU contract. If in doubt, we don’t sign.
Yes. We draw up the right LAU contract (long-term or temporada/seasonal), arrange the statutory rental deposit (fianza) and support you with your IRNR return (Modelo 210) as a non-resident owner. For longer and seasonal lets the tourist obligations (tourist licence (VT), SES.Hospedajes) simply don’t apply — that’s precisely the advantage. We always advise having your situation reviewed by a gestoría.
The risk is greatest with an empty, unmanaged property. With us your home is occupied and under control: a screened tenant lives there, and between tenancies we inspect with a photo report. An occupied, managed home doesn’t look empty — exactly what deters squatters. We document occupancy and condition, so you stand strong if it ever comes to it.
The fixed owner costs stay with you: IBI (property tax), community fees (comunidad) and building insurance. Utilities (water, electricity, internet) sit — depending on the contract type — with the tenant or are settled inclusively; we set that out clearly up front. Your monthly statement shows exactly what was settled.
Not automatically. Whether a let is ‘temporary’ depends not on the number of months but on the reason for the stay. If the tenant makes it their main home, it falls under vivienda habitual — even at 11 months. We choose the right contract type up front and record the reason correctly, so it holds up. Read: is an 11-month contract really temporary?
Because we screen strictly up front, that’s rare. If it does happen, we’re your local point of contact: we mediate, document everything and, where needed, bring in our associated abogado for the legal route. For longer lets you can also cover yourself with rent-default insurance via our partner ARAG.
On average two weeks. Week 1: property inspection, photo advice, listing copy and pricing setup. Week 2: listings live on all platforms. First enquiries often come in within days.
We’re reachable 24/7. In emergencies we’re on site and bring in a tradesperson if needed. You’re always kept informed. For larger repairs we ask your approval first.
You receive a clear performance overview every month: occupancy, revenue, costs and net return. With us, transparency isn’t an extra — it’s standard.
That depends on season, price and location. Demand for wintering is highest in autumn; long-term lets run all year round. We list your home straight away on the right channels and screen every candidate — we’d rather search a week longer than place the wrong tenant.
Yes. You let us know which periods you want to stay yourself and we keep them free. Many owners use their home in summer and let it to winterers during the winter season.
We’re present locally on the southern Costa Blanca — on the ground, Spanish-registered, no call centre and no rotating staff. You always speak with the same team. We speak Dutch, English, Spanish and German.
We work along the southern Costa Blanca and the Mar Menor — from Guardamar del Segura in the north down to Los Alcázares on the Mar Menor in the south. Our core area is in and around Orihuela Costa and Villamartín, where most of our properties are.
These include: Guardamar del Segura, La Marina, La Mata, Torrevieja, Los Montesinos, Rojales, Ciudad Quesada, Benijófar, Algorfa, San Miguel de Salinas, Orihuela Costa, Punta Prima, Playa Flamenca, La Zenia, Cabo Roig, Campoamor, Villamartín, Las Ramblas, Las Colinas Golf, Mil Palmeras, Pilar de la Horadada, Torre de la Horadada, Lo Pagán, San Pedro del Pinatar, Santiago de la Ribera and Los Alcázares.
Not sure whether your property falls within our area? Get in touch — if your urbanisation is just outside it, we’re happy to think along with you.
Yes. Pulse Property holds a business liability insurance (seguro de responsabilidad civil) in Spain. This means your home is protected throughout all our work — from key management and inspections to tenant reception and property care. Should anything unexpectedly go wrong, you’re covered. Your home deserves not just management — but protection too.