5 Tips for Selecting Property Management Company in Bali

How to Choose the Right Property Management in Bali

  • InCorp Editorial Team
  • 31 May 2024
  • 7 minute reading time

Managing a property in Bali from afar can be challenging. Therefore, opting for a property management company in Indonesia can handle tasks like finding tenants and addressing maintenance issues more easily. 

With so many options in Bali, choosing the right company takes time and effort. Check out our essential tips for selecting the best services.

What Is Property Management?

Property management is a distinct area in the real estate sector focused on the daily supervision and administration of residential, commercial, and industrial properties, often involving third-party contractors. This field is responsible for regulating the operation, control, and maintenance of real estate properties.

Typically, property management system hire professional managers to work on behalf of property owners, managing investments such as apartments, private homes, shopping malls, and industrial parks. A property manager handles the daily responsibilities of managing these real estate investments.

The size and complexity of your property will determine whether you need to hire an individual or a team of professionals from a property management company to assist you.

Who Are The Property Managers?

Property managers will act as a local presence for out-of-town owners. Their role is to ensure that the properties they manage are well-maintained, tenants are happy, and the property owner’s investment is protected. 

They are also experts in local laws and regulations, which helps to avoid potential legal issues.

Property Management Duties and Responsibilities

As property management works on behalf of property owners, their main roles are to manage all daily tasks to preserve the property’s value by generating sales and income from leases.

These are the key responsibilities of specialized property manager:

1. Tenant Management

Property managers are responsible for managing all tenants end-to-end interactions throughout the property lease process. This includes tenant screening, lease management, supervising move-ins and move-outs, and lease terms enforcement. Additionally, property managers must maintain tenant satisfaction by providing high-quality complaint handling.

2. Property Maintenance and Repairs

To keep the property safe and comfortable for tenants, property managers must handle daily maintenance tasks and necessary repairs. This includes conducting daily inspections and system checks, ensuring landscaping, and maintaining cleanliness.

3. Rent Advertisement and Collection

Property managers are responsible for making their managed properties stand out in the market and attracting tenants by advertising vacancies through online listings or social media. They are also responsible for collecting rent and adjusting rent fees in accordance with various rent policies.

4. Verifying Legal and Financial Compliance

Property managers must ensure that the properties they manage comply with all legal requirements, including local or state landlord-tenant regulations. In terms of financial compliance, property managers coordinate with accountants for tax reporting.

Types of Property Management

Property management system vary depending on the types of properties managed, leading some property management companies to specialize in specific types. These are four types of property management system in Indonesia you need to know:

  • Residential : Houses, apartments, condominiums, vacation rentals, and manufactured homes.
  • Commercial : Hotels, retail spaces (malls, restaurants, and gas stations), offices, and co-working spaces.
  • Industrial : Manufacturing facilities, warehouses, and distribution facilities.
  • Special-Purpose Property: Theaters, hospitals, sports hubs, educational institutions, place of worships, and resorts.

Who Needs A Property Manager?

Managing real estate properties requires time, expertise, and comprehensive attention, from maintaining the property and collecting rents to understanding complex legal compliance. Landlords who lack the time or expertise in this field often use property management services to manage its facilities and handle tenant relations. Additionally, some landlords simply want to profit from their properties, necessitating professional property managers for tasks such as rent advertisement and tenant acquisition.

Is A Property Manager Worth It?

If landlords do not want to deal with the daily task of property and tenant management, hiring a manager could be a wise consideration. However, hiring specialized property management can be costly and needs thorough research to find the best firm. Despite the initial cost and efforts, finding the right property management can bring long-term benefits, such as:

  • Increased tenant satisfaction
  • Avoidance of costly lawsuits or liabilities
  • Higher tenant retention rate
  • Competitive rental rates and property value
  • Consistent rental income
  • Lower maintenance and repair costs
  • Reduce stress and time investment for landlords

Why Opting for The Right Property Management in Bali is Important

5 Tips for Selecting Property Management Company in Bali

Owning real estate in Bali can be profitable due to its popularity with tourists. However, foreign property ownership might hassle you, especially from the legal and administrative requirements and potential risks. 

A good property management company can help reduce those risks and ensure profitability. Keeping up with market changes can also improve your investing approach.


A property manager will help you save money by selecting the best renters, handling all property owner-tenant interactions, and finding eligible replacement tenants as soon as possible. This is important to reduce revenue loss caused by vacancies. 

A property manager needs to have experience in finding and screening potential tenants, ensuring that the tenants are reliable and will take care of the property. 

Regulatory and Compliance Awareness

Property managers should know the law, especially about renting property. It ensures property owners follow local, state, and federal regulations on tenant selection and eviction discrimination. 

Bali properties must be subject to Indonesian national and regional laws constantly changing. Aside from acquiring assistance from rental property management, landlords can also contact InCorp Indonesia (formerly Cekindo) for land and property ownership services to ensure comprehensive regulatory compliance. 


Hiring a property manager could free up time to find additional investment properties to purchase. In addition, a property manager can handle all the day-to-day tasks of managing rental properties, such as maintenance, rent collection, and tenant communication. 

By outsourcing these responsibilities, owners can focus on finding new ways to expand their portfolios by acquiring more properties in Bali to profit from. 

Expertise in Property Management 

A property manager knows which vendors to call for different types of repairs or services. It can save property owners time and effort while ensuring their properties are well-maintained. 

Property managers must oversee all maintenance projects to ensure the work is on time and within budget. In addition, considering the language barrier, it is essential for foreign investors who may need help finding vendors and maintaining a relationship with them. 

Tips on Choosing The Best Property Management in Bali

Managing a property in Bali can be challenging, but a trusted property management company can make it easier. However, selecting the right one from many options can take time and effort. Here are a few tips for choosing the best Bali property management.

1. Prioritize Experience

When choosing a property management company in Bali, it is important to consider their experience in managing properties in the local market. An experienced company can provide valuable insights and help you overcome any challenges.

2. Check References

Requesting references from other property owners who have worked with the management company can give you a better understanding of their reputation and level of satisfaction with their services. 

3. Evaluate Their Services

Different property management companies offer various services, so choosing a company that can meet your specific needs, such as tenant screening, rent collection, maintenance, and marketing, is essential. 

4. Compare Fees

Property management fees vary significantly between companies, so comparing prices is essential. While selecting the most affordable option may seem prudent, you must also consider the level of service quality provided. 

5. Ask About Tenant Screening

It is vital to have dependable tenants who pay rent punctually to guarantee the occupancy of your property. Therefore, it is important to ask the property management company about their tenant screening process and how they ensure tenant reliability. 

6. Look for Transparency

Choose a property management company that provides clear and transparent accounting and reporting. It will allow you to monitor the financial performance of your property and ensure that everything is appropriately managed. 


In conclusion, choosing the right property management company in Bali is crucial for property owners to ensure the efficient and effective oversight of their property investments in Indonesia. 

Consider factors such as experience, references, services offered, communication, fees, tenant screening process, and transparency to make an informed decision. 

With the right property management company, property owners can enjoy peace of mind knowing their investments are in good hands.

David Susandi

Branch Manager – Bali Office at InCorp Indonesia

Holding 11 years of experience in various roles, including project manager, operational manager, and corporate strategist, David Susandi is a prominent figure for many entrepreneurial organizations expanding in Indonesia.

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