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(+34) 963 366 666 • info@cpigestion.com
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Propietarios
Dear property owner, do you want us to work for you? Relax, you have just found the best estate agency in Valencia for your property. We guarantee that we will be the first to rent or sell your property. Try us out. We work and charge on the basis of results. If we don't get them, we don't charge anything. We work for you for free.
Cpigestión Inmobiliaria specialises in medium-high level properties. Unlike others, we do not only process sales; we are also experts in long-term rents and short-stay or tourist rents. We are the only ones to offer this comprehensive service.
In order to get the best results for you, our team undergoes continuous training and is made up entirely of university graduates. We speak English, French, German and Russian, which means that we can work with foreign customers and with important multinationals that do not speak Spanish and often move their executives to our city.
At Cpigestión Inmobiliaria, we are committed to new technologies and the constant development of new ideas in sales and advertising techniques. We do not limit our activities to putting up "for sale" signs; we advertise your property across Spain and beyond our borders using the press, the Internet, databases of buyers and tenants and our entire network of collaborator agencies. Your properties will be offered to the highest number of customers in the shortest possible time. This increases your possibilities of success.
We are backed by years of experience in the sector and our customers' loyalty over the years.
Please choose the option that interests you and proceed as indicated:
I WANT TO SELL
Sale
I WANT TO RENT
(from 6 12 months to 5 years)
LONG-TERM RENT: from 6 or 12 months to 5 years
Is it the first time you are renting your property and you have a few doubts? Click on this link to our FAQ for information about the most frequently asked questions and concerns.As far as renting is concerned, we always give the owner references about the tenant's solvency, acting as a filter and discarding individuals that do not meet the right profile without bothering the owner. Our customers are mainly executives who have been transferred by their companies to our city. Consequently, we offer formal, solvent tenants or we offer a bank guarantee or rent protection insurance if you prefer. Some agencies limit their work to finding a tenant who wants to rent your property to close the transaction and collect their commission. We do more than that. We look for the tenant who wants to rent your property and who you want to have as a tenant. No agency can guarantee you that your tenant will be perfect and pay on time, but we can guarantee you that we will advise you on all the precautions you can take to avoid non-paying tenants. We prefer not to earn a commission rather than find you a bad tenant and lose you as a customer forever. You will want us to rent your property again and again. That's why it is very important for you not to run any risks and it is also why we use the following mechanisms:
- Salaries, tax returns and/or patrimony: if you were to go to a bank to apply for a mortgage, the bank would ask you for your salary or any other document to demonstrate your solvency. Well, when a potential tenant wants to rent your home, you have to do exactly the same. Why? Because if your tenant does not have a justifiable income, it won't be easy for him to pay you the rent and, if he doesn't pay, you will have to evict him. The judge will order the tenant to pay all the expenses and rent owed, but if he doesn't have a salary or any patrimony that can be seized, the tenant will be insolvent and you will find it very hard to get your money.
- Deposit: by law, it is mandatory for the tenant to pay one month's rent to the owner in the case of rented homes and two months' rent in the case of offices or commercial premises.
- Rent protection insurance: this type of insurance is very useful and you can take out a policy with any insurance company, such as Mapfre or La Estrella, etc. You must choose a well-known insurance company or one of proven solvency. With the insurance policy, you pay an annual premium, which will cost you more or less depending on the rent you charge. The higher the rent, the higher the premium and the lower the rent, the lower the premium. However, this type of insurance is not expensive. It is very reasonably priced if you consider the protection and peace of mind it affords the owner. You must keep the insurance policy in force throughout the term of the rent contract. If you have to evict the tenant, the company will assume the process and the expenses and it will pay you the unpaid rent and any hypothetical damages to the home. The insurance company will only ensure the transaction if the tenant is solvent; in other words, the company will ask the potential tenant for salaries and other documents and will study the viability of the transaction. If the rent does not exceed 30-40% of the tenant's income, the company will ensure the transaction; otherwise, it will not insure the transaction and you will be able to resort to the following protection mechanisms:
- Bank guarantee: if the tenant's salaries or income are not sufficient or justifiable, the tenant can apply for a bank guarantee for at least 3 months' rent, although it would be more appropriate for it to be for at least 6 months' rent. The tenant has to go to his bank and apply for it. The bank will charge the tenant a commission each quarter. The bank will only issue the guarantee if the tenant deposits that amount of money with the bank. The bank will block that money so that if you want to collect the guarantee at any time, the bank will give you the money without you having to justify why you want to collect it. For that to happen, the guarantee must be a joint and several first-call guarantee and it must remain effective throughout the term of the rent contract.
- Additional deposit: since, as a result of the bank guarantee, the tenant will have to pay the bank interest, the tenant can also give the owner an amount equivalent to 3 or 6 months' rent. When the rent contract ends, if everything is all right, the owner has to return the money to the tenant plus the deposit. Between 3 and 6 months' rent is usually requested as a guarantee or deposit because it is the time usually taken for an eviction process. Accordingly, you will collect your rent during the process. However, it is essential for you to file the eviction action as soon as the first payment is delayed and for you not to accept excuses from a bad payer. The tenant can get up to date with his payments and pay everything he owes at any time during the court process, so you must file the claim first and then negotiate later, where applicable, since processes in the courts are very slow and each month that goes by is rent you lose.
If the tenant offers to pay me 6 months in advance or 1 year in advance, is it sufficient guarantee of payment?
No. Don't be fooled. It may look like a tempting offer, but remember that the tenant can stop paying you in the 7th or 13th month. You can consider such an offer to reduce the rent price, since you could put that money in a fixed-term account and the bank would give you interest, but payments in advance do not guarantee that the tenant will not stop paying at any time in the future. There is also no point in signing contracts for 6 months, 11 months or 1 year because the tenant who uses the property as his usual home has the right to be there for 5 years, even though the contract expressly provides the contrary and has been signed and accepted by the tenant.
If I submit to the Court of Arbitration, is that a sufficient guarantee of payment?
No. Don't be fooled. There are estate agencies who sell this document almost as if it were a guarantee of payment collection, but it isn't. Arbitration consists of not suing the tenant in the courts or tribunals but rather of resorting to an arbitrator who acts as a judge if there is a problem. In theory, the process is quicker and cheaper; however, in practice, it isn't much quicker or much cheaper, especially now that there is the "express eviction" process. The Court of Arbitration will not pay you the money the tenant owes you; it will simply evict the tenant.
How long does the tenant have the right to stay in a property?
In common home rent contracts (not business premises or offices), the tenant has the right to stay for 5 years. It doesn't matter if you expressly provide in the contract that the term is shorter and it doesn't matter if it has been signed and accepted by the tenant. The Spanish Urban Lease Act protects the tenant in this way and he has the right to stay for 5 years. There are only two exceptions:
1.- If you expressly provide in the rent contract that, in the future, you reserve the right to terminate the contract before the term of 5 years if the property is required as a usual home for descendants, ascendants or for yourself in the event of separation or divorce. It is essential for this clause to be expressly included in the contract; otherwise, you will not be able to use it in the future. It is also fundamental for the home to actually and effectively be occupied by your relative or by yourself; otherwise, the tenant will have the right to recover the home and you will have to provide compensation for damages arising from the fact that he has had to change house.
2.- If the contract is seasonal or for tourist purposes: this type of rent consists of renting a home for short periods, as if it were a hotel or aparthotel, for days, weeks, fortnights or a few months. You can find more information about this type of rent in our section for property owners, under rent for days, weeks, fortnights or a few months. This type of rent is ideal:
- If you do not want to rent your property for 5 years.
- If you do not know if you will need to use your property or dispose of it in the near future.
- If you have your property up for sale and until you find a buyer you want to earn money with it.
- If you want to use the property for a certain period every year and during the periods when it is empty, you want to rent it and earn some money with it. This is ideal, for example, for foreign property owners or owners from other provinces who have an apartment in Valencia as a second residence or for their holidays. You simply indicate to us on a calendar the dates on which you want to use the property so that we don't rent it to anyone. We cannot assume responsibility for getting your property ready so that it is clean and ready for use when you arrive as if it were a suite in a 5-star hotel.
For the rent to be considered as seasonal or for tourist purposes, the tenant must hold his usual address elsewhere, in another country or in another town or city. Do not try to sign a seasonal contract with tenants who are going to live in your property on a permanent basis, since it will be of no use. The contract will be rendered legally null and void owing to the fact that it has been signed with fraudulent intentions and the tenant will be able to stay in your home for 5 years without having to resort to a judge for protection.
Contracts for commercial premises or offices are completely free and you can agree the most appropriate term with your tenant.
Can I sign an 11-month contract so that the tenant does not have the right to stay for 5 years?
No. Even though you sign a contract for 11 months, if the tenant lives in the property as his usual home, he has the right to stay for 5 years.
Can I sell my property even though it is being rented?
From a legal point of view, yes you can. But you must remember that if the rent contract is for 5 years, the tenant has the right to buy the property from you before anyone else. Consequently, you must notify him that you are going to sell the property to give him the opportunity to buy it first. If the tenant doesn't want to buy it, he must go to a Notary Public to expressly relinquish his right. If he doesn't, the tenant can reverse the sale you have signed with another buyer later on and buy it himself at the price indicated on the deed. If the contract is for more than 5 years or if it is a contract for business premises or an office, you can expressly provide in the rent contract that the tenant relinquishes said right. The relinquishment is null and void if the contract is for 5 years or less.
From the estate agency's point of view, we would advise you not to rent your property if you want to sell it, since having tenants hinders the process. Remember that it is very difficult to arrange showings with them and the buyers. They usually don't worry about having the property clean and tidy when it is to be shown or buyers don't want there to be tenants because they want to occupy the property themselves. You must also remember that the tenant has the right to stay in the home for 5 years. Consequently, the buyer can buy the home but will not be able to occupy it until the tenant leaves and, until that happens, the new owner will collect the rent, not you.
Do I have to take out a multi-risk home insurance policy?
If your property is mortgaged, the bank will oblige you to take out a multi-risk insurance policy so there is no need for the tenant to take out another insurance policy because you would be insuring the same thing twice and wasting money.
If you don't have a mortgage or insurance policy, the tenant should undertake to take one out and give you a copy of the policy. Make sure that the tenant does not cancel the insurance policy during the term of the rent contract.
Is it better to rent the property furnished or empty?
It depends. There is demand for both. If you want to rent the property for short periods, it obviously has to be fully furnished and equipped, including household items, bed linen and towels, etc. If you want to rent it for long terms, you can decide to furnish it or not. It is usually better to furnish small studios or apartments because they are demanded by a type of tenant who will rent them for a temporary situation in their lives. However, it is better to rent large properties with 4 bedrooms empty because they are demanded by a type of tenant who will rent them for long terms and he will bring with him his furniture and all his family. However, even though you choose not to furnish the property, it is a good idea for you to include basic elements, such as bathroom accessories, mirrors, lamps, curtain rails and even domestic appliances. That way, the property will be maintained much better, since the tenants will not have to drill holes into the wall tiles.
I WANT TO RENT
(for days, weeks, fortnights or a few months)
Short-term rent: for days, weeks, fortnights or a few months
Click on the following FAQ link for information about this type of rent.This type of rent consists of renting a home for short periods, like a hotel or aparthotel. This type of rent is ideal in the following cases:
- If you do not want to rent your property for 5 years.
- If you do not know if you will need to use your property or dispose of it in the near future.
- If you have your property up for sale and until you find a buyer you want to earn money with it.
- If you want to use the property for a certain period every year and during the periods when it is empty, you want to rent it and earn some money with it. This is ideal, for example, for foreign property owners or owners from other provinces who have an apartment in Valencia as a second residence or for their holidays. You simply indicate to us on a calendar the dates on which you want to use the property so that we don't rent it to anyone. We cannot assume responsibility for getting your property ready so that it is clean and ready for use when you arrive as if it were a suite in a 5-star hotel.
You can ask for the deposit you want. However, it is usual to ask for between €300 and €400 or 30% of the total rent price. Property owners often think that tenants will destroy their property with this type of rent. However, properties that are rented for short periods are conserved and maintained much better than those that are rented for long periods. The reason is simple: with long-term rent, the tenant has to carry out all the repairs that are necessary for the normal and ordinary maintenance of the home; they very often don't do so and, after living in the home for a few years, the owner finds that it has been damaged by the tenant's use. However, with short-term rent, the maintenance of the property is carried out by the owner or the agency; the apartment must always be in perfect condition and impeccable for when the next tenants arrive and everything has to work perfectly and there must not be any complaints. In the same way that you rent a room in a hotel for your business trip or holiday and do not destroy it, tenants who rent an apartment do the same. They are usually tourists or business executives who require more space because they are travelling in a group or with children or babies, or they need a kitchen because they do not want to eat out all the time.
Tourist rent is not compatible with long-term rent; in other words, you should either offer your property for rent for a year or more or offer it for short periods, but you shouldn't offer it for both at the same time. Why not? Because if we offer your property for rent for short periods, we may receive a reservation, for example, in January from someone wishing to use it in the month of August. Imagine that, in February, we then find a tenant who wants to rent it for 1 year or more. We wouldn't be able to rent the property to the long-term tenant because we wouldn't be able to cancel the August reservation. Reservations cannot be cancelled under any circumstances.
We can offer you three options for this type of rent:
OPTION A
We charge 25% of the total rent of each reservation we obtain and the owner is responsible for the check-in (arrival of the tenants) check-out (departure of the tenants and refund of the deposit), cleaning and changing the sheets and towels, etc. With this option, your tasks are: ensuring that the home and the furnishings and fittings are in a good state of repair, cleaning it, providing towels (1 large and 1 small towel per person) and sheets (1 set of sheets per person) with each reservation, welcoming the tenant and handing over the keys (1 or 2 sets, as required by the customer), collecting the €300 deposit as a guarantee of the correct use by and behaviour of the customer (the deposits must be refunded on the last day, after checking the state of the home), explaining how the domestic appliances and apparatuses work so that the customer can use them properly and being available in case the customer needs anything during the stay. As these tasks are quite complex, we recommend that if you cannot do them yourself, you delegate them to a person who is responsible and pleasant and in whom you can place all your trust. We insist that said person must be the only one to have direct contact with the customer and, consequently, the only one to represent you and Cpigestión. Check-ins are after 14:00. If the customer indicates the exact time of arrival, Cpigestión will inform the person responsible for the keys. Check-outs are before 10:00 to ensure the cleaning work if there is a check-in on the same day. If a customer indicates an arrival off-hours owing to his flight or his journey in general, the owner must be understanding and flexible. Remember that flights can be cancelled or delayed and, as a result, tenants may arrive at awkward hours or on a Sunday or public holiday. You or the person you designate must also speak at least English. That is why it is a complex and, above all, very demanding task since you have to be available 24 hours a day.
With options A and B, the owner has to pay the electricity, gas, water and Internet bills, etc., as well as any repair that has to be done to the home as a result of continued use or wear and tear. For any other situation in which something is broken as a result of the tenant's negligence, you can use the deposit. With options A and B, the owner has to sign the rent commission contract click here to view, which contains a lot of additional information about the way in which this type of rent works.
OPTION B
We charge 40% of the total rent of each reservation we obtain and the owner does nothing. With options A and B, the owner has to pay the electricity, gas, water and Internet bills, etc., as well as any repair that has to be done to the home as a result of continued use or wear and tear. For any other situation in which something is broken as a result of the tenant's negligence, you can use the deposit. With options A and B, the owner has to sign the rent commission contract (click here to view), which contains a lot of additional information about the way in which this type of rent works.
With options A and B, the owner has to sign the rent commission contract click here to view, which contains a lot of additional information about the way in which this type of rent works.
OPTION C
We pay the owner a fixed rent in cash below the market price and we run and sublet the property on our own account and at our own risk. However, we guarantee the payment of the rent, the perfect state of repair and maintenance of the property and the possibility of it being shown to future buyers when there are no tenants in it. If the sale takes place, we empty the property in the term of 6 months. This option is only possible if the property meets certain essential requirements, such as:
- Central location or location in an excellent quarter
- Terrace
- Designer-quality or first-class materials
- Heating
- Air conditioning
- At least 3 bedrooms
With option C, nothing is on the owner's account, not even the electricity, gas or water bills. The owner would only assume the communal costs of the building, the IBI property rates, the home insurance and the important repairs that are not caused by misuse by the tenant, including for example: leaks, the replacement or repair of the air conditioning, heating and boiler, etc. The agency assumes responsibility for the small repairs caused by ordinary use, misuse or negligence in the home, as well as the utility bills.
With option C, one of Cpigestión's advisers would have to visit the home and see whether or not it meets the aforementioned conditions, give you an estimate and, if we reach an agreement, sign a rent contract.
Our agency does not require exclusiveness, which means that you control your properties at all times and can reserve the periods you want for your own use or the use of the property by your friends, relatives or guests, etc. You must notify us immediately of the periods in which you don't want us to rent your property via the intranet, using the username and password we give you. The system lets you block the dates on which you don't want us to rent your property on a virtual calendar that shows the availability of the apartment in real time. It is very important to keep the calendar completely up-to-date to avoid overbooking and double reservations. After we have obtained a reservation, you will not be able to cancel it under any circumstances.
It depends. With a short-term rent, you could get very attractive rent prices during the very high season, i.e. during the Fallas festival, the Formula 1 and Moto GP events and in summer, etc. However, except for long holiday weekends, the months of November, December, January and February are low season and have low or zero occupancy levels. Furthermore, no one can guarantee you a minimum level of occupancy or minimum income or rent owing to the volatility of the market, which means that you have to accept a certain amount of uncertainty. If you want to guarantee an annual income and do not need to use or sell the property, the long-term rent option is undoubtedly the best for you.
If you are thinking about charging the same price as a hotel room multiplied by 30, which are the number of nights in a month, you are making a mistake for the following reasons:
- It is impossible to achieve 100% occupancy, i.e. reservations for 365 days a year.
- The months from November to February are low season and you need to reduce prices by at least 30%.
- There are 30% discounts for LAST-MINUTE reservations, which are made within the 14 days prior to the date of arrival at the apartment. They are designed to increase occupancy levels and earn money from days that are considered lost owing to the proximity of the dates.
- Similarly, we also give discounts to tenants who reserve more than 2 or 3 months in advance.
- It is also recommendable to give discounts for long stays to tenants who reserve for more than 4 nights. Said discounts would be as follows:
| Reservations for 1 to 4 days: 0% | Reservations for 14 to 17 days: 20% |
| Reservations for 5 to 6 days: 5% | Reservations for 18 to 20 days: 25% |
| Reservations for 7 to 9 days: 10% | Reservations for 21 to 23 days: 30% |
| Reservations for 10 to 13 days: 15% | Reservations for 24 to 27 days: 35% |
| Reservations for 28 to 31 days: 40% |
We will send you an e-mail each time we receive a reservation. Cpigestión manages the entire process and provides the customer with travel documentation, which includes the address and telephone number of the person responsible for the keys, the description of the route they have to follow to collect the keys, the amount of the deposit they have to pay on arrival (normally €300 in cash as a guarantee of the correct use of the home and its contents) and details of any possible expenses.
We also give you a username and password for accessing an online calendar where you can see your reservations and cross out on the calendar any days you don't want us to rent the home.