By Advocate Ketan Palshikar | Property Lawyer and Property Manager, Pune
Most property management services in Pune do not publish their fees. You are asked to call, to meet, to “discuss your requirements” — and the fee is revealed only after the service has been positioned and your interest established.
This page does not work that way.
Transparent pricing is part of the accountability this service is built on. A client who understands exactly what they are paying for — and what is charged separately — can make an informed decision. A client who discovers fees they did not expect after the arrangement has begun cannot.
This page sets out the complete fee structure — the three service tiers, what each includes, what is charged separately in every tier, and the payment mechanics for NRI clients. There are no charges on this page that are not on every engagement letter. There are no engagement letter charges that are not on this page.
On This Page
- How the Fee Structure Works
- What Is Always Charged Separately
- The Three Service Tiers
- Tier 1 — Essential Management
- Tier 2 — Standard Management
- Tier 3 — Comprehensive Management
- Comparison Table — What Each Tier Includes
- Legal Documentation Fees
- One-Time Setup Fees
- Payment Mechanics for NRI Clients
- What Determines the Right Tier for You
- FAQs
- Contact
How the Fee Structure Works
The management fee in this arrangement is a fixed monthly retainer — not a commission on rent collected and not a percentage of property value.
Why a fixed retainer — not a commission:
A commission-based fee structure creates a misalignment of interests. A manager paid a percentage of rent collected has a financial interest in maximizing rent — which can mean recommending tenant turnover to reset rent upward, or accepting a higher-paying but less reliable tenant. A fixed monthly retainer creates no such incentive. The management fee is the same whether the property achieves ₹25,000 per month or ₹35,000 per month in rent — which means the rent recommendation is made in your interest, not in ours.
A fixed retainer also creates predictability — you know exactly what management costs every month. There are no surprises in the monthly statement based on whether a particular transaction occurred.
What the retainer covers:
The monthly retainer covers the management activities specified in the service tier — inspection, society liaison, reporting, rent collection and remittance, statutory compliance monitoring, communication, and the routine legal functions that arise in normal property management.
What the retainer does not cover:
The retainer does not cover legal documentation for new transactions — drafting and registering a Leave and License Agreement, executing a new PoA, issuing a formal legal notice. These are discrete legal services with their own costs. They are charged separately and transparently — the cost is disclosed before the work is done.
The retainer does not cover maintenance expenditure — contractor costs, materials, repairs. These are pass-through costs charged at actual cost with supporting invoices.
The retainer does not cover statutory charges — property tax, society dues, utility bills. These are paid from the management account at actual cost and documented in the monthly statement.
What Is Always Charged Separately {#always-separate}
Regardless of which service tier you choose, the following are always charged separately — at actual cost or at the documented legal fee disclosed before the work begins:
Pass-through costs — at actual cost with invoices:
- Property tax — actual PMC/PCMC demand
- Society maintenance dues — actual society bill
- Utility bills — electricity, water — actual bills
- Maintenance and repair expenditure — contractor invoices
- Registration charges, stamp duty, Document Handling Charges for any document registered
Legal documentation fees — disclosed before work begins:
- Leave and License Agreement drafting and registration
- Power of Attorney drafting and registration
- Legal notices — formal Advocate’s notices to tenants, societies, or third parties
- Any other legal document prepared specifically for your property
One-time setup charges:
- Initial property inspection and documentation
- Society notification and record update
- PMC/PCMC record update
Specialist professional fees — at actual cost:
- CA fees for Form 15CB, income tax return filing, capital gains computation
- Structural assessment by civil engineer where required
- Any other specialist professional engaged for your property
None of these charges appear unexpectedly in your monthly statement. Every pass-through cost has a receipt. Every legal documentation fee is disclosed before the work begins. Every specialist professional fee is agreed with you before the professional is engaged.
The Three Service Tiers
Three tiers are available — structured around the property’s status and the level of management required.
The tier names reflect what they are designed for:
- Essential — for straightforward rented properties with stable tenancies
- Standard — the most commonly chosen tier — for actively managed rented properties requiring full legal oversight
- Comprehensive — for vacant properties, complex situations, or owners who want maximum coverage
Tier 1 — Essential Management
Best for: Properties with a stable, long-running tenancy, a reliable tenant with a good payment history, and minimal management complexity.
Monthly retainer: Rs. 5/- per Sq. Ft. per month
What Essential includes:
Financial management:
- Rent collection — confirmation of receipt, bank reference documented
- Remittance to NRO account — monthly
- Monthly financial statement — rent received, deductions, net remitted
- Society dues payment — from management account
- Property tax payment — from management account
Reporting:
- Monthly property report — financial summary, tenancy status, statutory update
- WhatsApp and email communication — business hours
- Response to routine queries — within 24 hours
Tenancy monitoring:
- Rent receipt confirmation — same day
- Late payment — written reminder on day 3, formal notice on day 7
- TDS monitoring — confirmation of deduction, Form 16A follow-up annually
Society:
- Society dues payment and receipt filing
- Routine society correspondence — receipt and acknowledgement
- AGM attendance — on standard matters without requiring separate instruction
Statutory:
- Property tax payment — both instalments
- PMC portal monitoring — monthly
- Routine notice receipt and acknowledgement
What Essential does NOT include:
- Quarterly internal property inspections — inspections at annual frequency only
- Tenant finding and vetting for new tenants
- Leave and License Agreement drafting and registration — charged separately
- Legal notices to tenants — charged separately
- Vacant property management
- Pre-monsoon inspection
Essential is not recommended where:
- The tenancy is approaching renewal — Standard or above includes renewal management
- The tenant has any history of late payment
- The property has had any maintenance or society issues in the past year
- The property is likely to become vacant within 12 months
Tier 2 — Standard Management
Best for: Most NRI-owned rented properties. Actively managed with full legal oversight, quarterly inspections, tenant renewal management, and complete statutory compliance. This is the tier that most clients under this arrangement choose.
Monthly retainer: Rs. 8/- per Sq. Ft. per month
What Standard includes — everything in Essential, plus:
Inspections:
- Quarterly internal property inspections — with photographic documentation
- Monthly external and common area check
- Pre-monsoon inspection — annually in April/May
- Event-based inspections — triggered by tenant report, society complaint, extreme weather
Tenancy management:
- Tenant finding and vetting — when tenancy ends and new tenant is required
- Leave and License Agreement drafting — included (registration charges separate)
- Renewal management — market rent assessment, renewal recommendation, new agreement
- Move-in inspection — documented with photographs
- Move-out inspection — documented with photographs
- Security deposit management — separate account, settlement process
Legal oversight:
- One formal Advocate’s legal notice per year — included (additional notices charged separately)
- Leave and License Agreement review — existing agreements reviewed at management commencement
- TDS compliance briefing to new tenants — at each tenancy setup
Society:
- Full society representation — AGM attendance with agenda review and your instruction where required
- Formal response to society complaints
- Special levy review and recommendation
- Share certificate and membership record verification
Statutory:
- Property tax — both instalments with receipt
- PMC assessment objection — where valid grounds exist and on your instruction
- Water and electricity connection monitoring
- Mutation status check at management commencement
Reporting:
- Full monthly report — all sections as described on the Reporting page
- Quarterly inspection report with photographs
- Annual property condition report
What Standard does NOT include:
- Vacant property management — if property becomes vacant, transition to Comprehensive or Vacant Property tier
- Major renovation management
- Legal proceedings — charged separately as legal services
Tier 3 — Comprehensive Management
Best for: Vacant properties, properties requiring intensive management, inherited properties with documentation gaps, properties with existing tenancy problems, or NRI owners who want maximum coverage and minimum personal involvement.
Monthly retainer: Rs. 12/- per Sq. Ft. per month
What Comprehensive includes — everything in Standard, plus:
Vacant property management:
- Monthly internal inspection — every room, every system, photographically documented
- Additional post-weather inspections
- Utility management — active connection maintenance, bill payment
- Security monitoring — lock assessment, key control, watchman briefing, unannounced checks
- Pre-tenancy preparation management — cleaning, airing, systems check, cosmetic assessment
Enhanced legal coverage:
- Up to three formal Advocate’s legal notices per year — included
- Society dispute formal legal response — included
- Statutory notice response — included for PMC/PCMC notices requiring formal legal response
- Leave and License Agreement drafting and registration — included (registration charges separate)
Documentation management:
- Complete title document audit at commencement
- Encumbrance Certificate — obtained at commencement and annually
- Society record verification and correction — at commencement
- Mutation status — verified and initiated where pending
Enhanced reporting:
- Monthly report — full format
- Monthly vacant property inspection report — with complete photographic record
- Bi-annual property condition assessment
- Annual document status summary — confirming currency of all key documents
Dedicated communication:
- Priority response — 12 hours for non-emergency queries
- Quarterly scheduled video call — property status review
- Emergency contact — same day regardless of time zone
What Comprehensive does NOT include:
- Legal proceedings — charged separately as legal services
- Major renovation — managed as a separate project engagement
- CA services — FEMA compliance, income tax filing, Form 15CB — CA fees charged separately
Comparison Table — What Each Tier Includes {#comparison-table}
| Service | Essential | Standard | Comprehensive |
|---|---|---|---|
| Rent collection and remittance | ✓ | ✓ | ✓ |
| Monthly financial statement | ✓ | ✓ | ✓ |
| Society dues payment | ✓ | ✓ | ✓ |
| Property tax payment | ✓ | ✓ | ✓ |
| Monthly report | ✓ | ✓ | ✓ |
| Routine society correspondence | ✓ | ✓ | ✓ |
| AGM attendance | ✓ | ✓ | ✓ |
| PMC portal monitoring | ✓ | ✓ | ✓ |
| TDS monitoring | ✓ | ✓ | ✓ |
| Annual property inspection | ✓ | — | — |
| Quarterly inspections | — | ✓ | ✓ |
| Monthly external check | — | ✓ | ✓ |
| Pre-monsoon inspection | — | ✓ | ✓ |
| Tenant finding and vetting | — | ✓ | ✓ |
| L&L Agreement drafting | — | ✓ | ✓ |
| Renewal management | — | ✓ | ✓ |
| Move-in/move-out inspection | — | ✓ | ✓ |
| Security deposit management | — | ✓ | ✓ |
| 1 legal notice included | — | ✓ | — |
| Up to 3 legal notices included | — | — | ✓ |
| Full society representation | — | ✓ | ✓ |
| Special levy review | — | ✓ | ✓ |
| Share certificate verification | — | ✓ | ✓ |
| Monthly vacant property inspection | — | — | ✓ |
| Utility management during vacancy | — | — | ✓ |
| Security monitoring | — | — | ✓ |
| Title document audit | — | — | ✓ |
| Annual EC | — | — | ✓ |
| Mutation initiation | — | — | ✓ |
| Quarterly video call | — | — | ✓ |
| L&L drafting included | — | — | ✓ |
| Annual document status summary | — | — | ✓ |
Legal Documentation Fees
Legal documentation fees apply in addition to the monthly retainer — in every tier. These are disclosed before work begins and are not variable based on the tier chosen.
| Document / Service | Fee |
|---|---|
| Leave and License Agreement — drafting | Rs. 1,000/- for Online | Rs. 8,000/- for Offline |
| Leave and License Agreement — registration coordination | Rs. 1,000/- for Online | Rs. 2,000/- for Offline Registration |
| Power of Attorney — management — drafting | Rs. 8,000/- |
| Power of Attorney — registration / notarization coordination | Rs. 2,000/- |
| Formal Advocate’s legal notice | Rs. 6,000/- per notice |
| Agreement to Sale — drafting | 0.5% of the transaction value OR Rs. 70,000/- whichever is lower |
| Sale Deed — drafting | 0.5% of the transaction value OR Rs. 70,000/- whichever is lower |
| Section 197 Lower Deduction Certificate — coordination | Rs. 2,500/- + Actual Chartered Accountant Fees |
| Legal opinion on title — written | Rs. 10,000/- |
| Society dispute — formal legal response | Rs. 5,000/- |
Actual government charges — always at cost:
These are statutory charges that pass through at actual cost with no markup:
- Stamp duty — as applicable to the document
- Registration charges — as per Maharashtra schedule
- Document Handling Charges — ₹40 per page
- PMC/PCMC charges — as applicable
One-Time Setup Fees
A one-time setup fee applies at the commencement of the management arrangement. This covers:
- Initial property inspection — full condition documentation with photographs
- Initial document review — title documents, existing tenancy agreement, society records
- Initial compliance audit — property tax status, society dues status, PMC records
- Society notification — formal letter with PoA copy to society secretary
- PMC record update — correspondence address update
- Management account setup — designated account for your property
One-time setup fee: Rs. 3,000/- — applicable to all tiers
Waived where the management arrangement begins with a Comprehensive tier at 12-month commitment
Payment Mechanics for NRI Clients
Payment from NRO account:
The monthly management fee is deducted from the management account — the same account into which rent is received. The deduction appears as a line item in the monthly financial statement. There is no separate payment required from you for the monthly retainer — it is deducted before the net rent is remitted to your NRO account.
Example monthly statement flow:
| Item | Amount |
|---|---|
| Rent received | ₹[X] |
| Less: Society maintenance paid | ₹[X] |
| Less: Property tax (where applicable) | ₹[X] |
| Less: Maintenance expenditure | ₹[X] |
| Less: Management fee — [Tier] | ₹[X] |
| Net remitted to NRO account | ₹[X] |
Legal documentation fees:
These are invoiced separately when the relevant work is performed — before the work begins. Payment is from the management account where sufficient balance exists, or directly to this office where instructed.
GST:
Professional services fees — management fee and legal documentation fees — attract GST at the applicable rate. GST is added to the fees and is shown separately in invoices. The GST registration number of this practice is provided on all invoices.
For properties where rent does not cover management costs:
Vacant properties or properties with low rent may have management costs that exceed the rent collected in a particular month. In this situation, a minimum advance is maintained in the management account — typically one month’s management fee plus estimated pass-through costs — which you top up as required. This advance is disclosed at the start of the arrangement and is not an additional hidden charge.
What Determines the Right Tier for You
Choosing the right tier depends on four factors:
1. Property status — rented or vacant
A currently vacant property needs Comprehensive — the monthly internal inspection, utility management, and security monitoring are in Comprehensive only. Essential and Standard are designed for rented properties.
2. Tenancy stability
A property with a stable long-running tenancy — same tenant for three or more years, consistent payment history, no disputes — may be adequately served by Essential. A property approaching renewal, with a new tenant, or with any history of management issues needs Standard or above.
3. Your available time and decision-making speed
Essential requires you to be more available for decisions — tenant selection, renewal terms, maintenance above threshold — because the tier includes less proactive management. Standard and Comprehensive handle more proactively, requiring your input primarily for significant decisions.
4. Documentation status
A property with documentation gaps — unmutated title, outdated share certificate, unregistered tenancy agreement — needs Comprehensive at least initially, to address these gaps as part of the management commencement. Once the documentation is in order, a tier review can be considered.
Our recommendation for most NRI clients:
Standard is the right tier for most actively rented NRI properties in Pune. It provides complete legal oversight, quarterly inspections, tenant management, and full society representation — at a fixed, predictable monthly cost.
Comprehensive is right for: vacant properties, recently inherited properties, properties with existing management problems, and clients who want maximum coverage.
Essential is right for: stable, straightforward tenancies where the primary need is financial administration and statutory compliance monitoring — and where the owner is comfortable managing tenant-related decisions when they arise.
Frequently Asked Questions
1. Is there a minimum commitment period?
Yes. Minimum 6 months with 2-month notice period for termination. Waive setup fee for 12-month commitment. The management arrangement can be terminated by revoking the PoA with the agreed notice period. There is no penalty for early termination — the notice period is the only requirement. All documents and balances are returned within 7 days of termination.
2. Can I change tiers after the arrangement begins?
Yes. If your property’s status changes — it becomes vacant, a problematic tenancy develops, a new tenancy begins — the tier can be upgraded. Downgrade is also possible — with the understanding that services included in the current tier cease from the downgrade date. Tier changes take effect from the beginning of the following month with written notice.
3. Do you manage multiple properties at a reduced fee?
Yes. Second and subsequent properties at a defined discount on the monthly retainer. Setup fee waived from the second property where management begins within 3 months of the first. Multiple properties are managed under the same PoA where possible, or under separate PoAs as required. The monthly statement covers each property separately with a consolidated summary.
4. What if my property is vacant for a period while I am on Standard tier?
A vacancy during a Standard tier management period is handled under Standard — which does not include monthly internal inspections. Where a vacancy is expected to extend beyond one month, transitioning to Comprehensive is recommended. The tier change takes effect from the following month. For short vacancies — less than one month between tenancies — Standard is adequate.
5. Are the fees negotiable?
The fee structure is fixed and published. It is not negotiated case by case — because case-by-case negotiation creates uncertainty about what is actually included and is inconsistent with the transparency this service is built on. What is variable is the tier chosen — and that choice should be based on what the property needs, not on minimising the fee at the cost of the service.
6. How is the management fee treated for income tax purposes in India?
The management fee is a deductible expense against rental income in your Indian income tax return — reducing the taxable rental income. Invoices with GST are provided for all management fees and legal documentation fees. Your CA uses these invoices to claim the deduction. Maintaining organised invoices for management expenditure is therefore both a financial record and a tax record.
7. What happens to the management fee during a vacancy — when there is no rent income?
The management fee is payable regardless of whether the property is rented. An actively managed vacant property requires management work — monthly inspections, society dues, statutory compliance — that is ongoing regardless of occupancy. Where there is no rent income to deduct the fee from, the advance maintained in the management account covers the fee. You top up the advance as instructed — the amount required is disclosed monthly.
8. Is the management fee inclusive of GST?
No — GST is added to the management fee at the applicable rate. The published fee is the base fee before GST. The GST component is shown separately in every invoice. The GST registration details of this practice are provided on all invoices for input tax credit purposes where applicable.
9. What legal documentation is included in Standard tier?
Standard includes Leave and License Agreement drafting — the professional drafting fee. The registration charges — stamp duty, registration fee, Document Handling Charges — are always at actual cost and charged separately regardless of tier. Standard also includes one formal Advocate’s legal notice per year. Additional notices are charged at the documented fee per notice.
10. I want to start with Comprehensive to address documentation gaps, then move to Standard once things are in order. Is this possible?
Yes — and this is a common and sensible approach. Many NRI properties come to this arrangement with documentation gaps — unmutated title, unregistered existing tenancy, outdated society records. Comprehensive addresses these gaps as part of the management commencement. Once the documentation is in order and a stable tenancy is running, a review is conducted and the tier is adjusted to Standard if appropriate. The downgrade is made at your instruction after a specific review — not automatically.
Areas We Cover in Pune
This service covers the entire Pune PMC and PCMC area. Properties in gram panchayat areas or outside Pune district are not covered.
Localities we regularly serve: Kothrud, Aundh, Baner, Bavdhan, Pashan, Wakad, Hinjewadi, Viman Nagar, Kalyani Nagar, Koregaon Park, Hadapsar, Kondhwa, Undri, Karve Nagar, Shivajinagar, Deccan, Erandwane, Camp, Pimpri-Chinchwad, Talegaon Dabhade, Lonavala and surrounding areas within PMC/PCMC limits.
Contact
Advocate Ketan Palshikar
Property Lawyer and Property Manager, Pune
14, Eiffel Square, 1530, Sadashiv Peth, Off Tilak Road, Pune – 411030
Phone / WhatsApp: +91 9325624069
Email: palshikar.ketan@gmail.com
Website: palshikarlegal.in
If you want to discuss which tier is right for your property before committing to the arrangement, the initial consultation is at no charge. Contact us with your property details and current status.
Your property. Our legal responsibility.