The clauses overseas owners should check in a Malaga management contract: fee base, lock-in, who owns the listing and reviews, calendar rights and payment terms.
If you own an apartment in Malaga but live abroad, the management contract is not a formality. It decides who controls your calendar, who owns your listing and its reviews, and how hard it will be to leave if the service disappoints. And you will usually be reading it from another country, in your second language.
This is the checklist we wish every overseas owner used. It applies to any management company on the Costa del Sol, ours included. Put your draft contract next to it before you sign anything.
The fee: the percentage is only half the answer
Every company will tell you its percentage. Fewer will volunteer what it is calculated on and what it actually covers. A low fee on gross income, with separate charges for almost everything, can cost you more than a higher fee with everything included.
Get answers in writing on the fee base: is the commission applied before or after the booking platforms take their cut, and is VAT added on top? Then who pays for cleaning: in many setups the guest pays it as a separate charge, but some contracts deduct it from the owner. And who covers utilities and replacements: water, electricity, internet, amenities, linen, small repairs. None of these models is wrong in itself. What is wrong is discovering the answer in your first statement.
One simple filter: does the company publish its fees at all? AltaHomes publishes its commission, from 15% to 25% depending on the service level, on its own website. A public rate can be compared before you ever get on a call. A rate that only appears "after we study your case" is a rate you negotiate at a disadvantage.
How you leave: lock-in and notice periods
For a remote owner, exit terms matter more than promises. If things go wrong, you will be enforcing the contract from abroad. So read the exit clauses first: minimum term, automatic renewal, the notice window for non-renewal and any early exit penalties.
A long lock-in with automatic renewal and a narrow notice window is the classic trap. A manager doing good work does not need to hold you by contract. Results are enough.
If you are already stuck in a contract like that, you may have more room than you think. Our guide on switching managers explains how to review your terms and organise the handover without losing bookings. Once agreed, the transition to AltaHomes usually takes about 10 days, and you do not need to fly in for it.
Who owns the listing and the reviews
This is the clause that hurts most when discovered late. If your apartment's listing sits in the manager's account, the reviews belong to that account, not to you. Leave, and your property starts again from zero: no history, no ratings, no earned position in the platform's search results.
Ask directly: is the listing in my account or in yours? What happens to the reviews if the contract ends? Who is the registered host on the platform? And insist that the answer appears in the contract, not in an email.
Your calendar, your prices, your paperwork
If you want to use the apartment yourself, the contract must say so clearly: whether you can block dates, how much notice you must give and whether high season is restricted. "We will sort it out as we go" is not a clause.
The same applies to pricing. Who sets nightly rates and minimum stays? Can you set a floor price below which bookings are refused? A serious manager will explain their pricing logic and accept written limits. Remember that a commission aligns interests only partly: filling the calendar at any price can suit the manager more than it suits you.
For a foreign owner there is one more layer: compliance. Andalusia regulates holiday rentals, Malaga has added its own restrictions, and guest registration and reporting duties sit with someone. The contract should state who handles them. If you want the background, our summary of holiday rental regulations in Malaga covers the current rules. Also ask what documentation you will receive for your tax filings, at home and in Spain.
Statements, maintenance and how the contract ends
On money, demand precision. A fixed payment date every month. A statement broken down by booking, showing the manager's commission and every expense. And online access to occupancy and revenue data whenever you want it, because checking in person is not an option when you live abroad.
On maintenance, the contract should set a spending threshold below which the manager can act without asking, and above which your authorisation is required. It should also say who chooses the tradespeople and whether the company adds a margin on those invoices. It looks like a small point. It is where many disputes start.
Finally, termination causes. The contract should let both parties, not just the company, end the agreement without penalty when obligations are breached: late payments, documented neglect of the property, regulatory failures.
If you want to see how we answer each of these points, our property management page sets out the full model, with the commission published and no small print. If you already have a contract on the table, send it over. Reading it with you before you sign is part of the job.
Frequently asked questions
Can I handle all of this without travelling to Malaga?
Yes. Look for a company that offers digital signature, monthly statements you can read from anywhere, online access to your calendar and revenue data, and a named contact who answers in your language. The switch itself does not require your presence either: once agreed, a handover to AltaHomes usually completes in about 10 days.
What happens to my reviews if I change managers?
It depends on where the listing lives. If it is in your account, the history is yours and stays with you. If it is in the manager's account, the reviews normally stay behind and your apartment starts from zero. Get the ownership of the listing in writing before signing, not as a discussion at the end.
Is it a bad sign if a company will not publish its fees?
It is common, but it is not a good sign. A rate that only appears after "studying your case" makes honest comparison impossible. AltaHomes publishes its range, from 15% to 25% depending on service level, so you can compare from your desk before speaking to anyone.
Planning a stay in Málaga?
Discover our boutique apartments and live the city like a local.
Book a Málaga Apartment →
