PANTELLERIA · DAMMUSOOverview
CONTROL THE HOUSE, NOT JUST THE BILLS
Make the island house sustainable.
Separate essential care from habit, stop unapproved drift, and turn a few unused weeks into measurable cost coverage.
ANNUAL CONTROL
The cost reset
SAVE€3,99051%
Recorded / estimated€7,780
Controlled plan€3,790
Normal-year baseline€6,250
NEXT DECISION
Before another payment
- 1Reconcile €5,193Match the €4,330 labour balance and €863 materials against receipts.
- 2Offer a written annual forfaitTarget €2,500 for care, checks, cleaning, laundry and two garden rounds.
- 3Get two outside quotesUse them as a benchmark, not as a threat.
INCOME BRIDGE
Three-week rental test
€2,311estimated net
61% of annual target covered€1,479 owner cost
EVIDENCE FIRST
Know what was done, paid and approved.
The photographs are a starting record, not a final account. Keep each item traceable and mark uncertainty explicitly.
TRANSCRIBED COSTS
Ledger review
| Date | Item | Category | Status | Amount |
|---|
OPTIMIZE NOW
Five changes available right now.
Start with cash protection, then change scope and frequency. These are planning decisions—not a weekly task list.
CONTROLLED YEAR€3,790
CASH FIRSTRIGHT NOW
Pause the possible €5,193 payment
Do not settle the written balance until every job, payment and material is matched to a dated receipt.
€5,193cash protected pending proof
RENEGOTIATEHIGHEST LEVERAGE
Replace open-ended Luis work with one package
Define custodia, six checks, two cleans, laundry and two garden rounds in a written annual forfait.
€2,500opening package target
REDUCE FREQUENCYANNUAL EFFECT
Stop treating repainting as annual work
Use weather-critical touch-ups annually and move full painting to a documented 3–4 year cycle.
€1,300estimated annual saving
CONSOLIDATEANNUAL EFFECT
Combine garden work into two rounds
Handle walls, beds, terraces and mowing together in May and October/November. A third round needs approval.
€400estimated annual saving
CAP MATERIALSANNUAL EFFECT
Create one planned material allowance
Bulk planned purchases, cap the category at €350 and require a priced photo plus receipt for extras.
€630estimated annual saving
DECISION SEQUENCE
Freeze → verify → define scope → compare → agree
Do not negotiate the final annual price until the old balance and current custodia scope are understood.
CATEGORY MAP
Recorded vs controlled plan
THE APPROVAL RULE
No surprise work above €100.
Before purchase or work: photo, scope, price and written WhatsApp approval. Afterwards: dated receipt and one-line result.
PHOTO→QUOTE→APPROVAL→RECEIPT
THE PROPOSITION
Pay for a defined year, not an open-ended stream of work.
The house still needs care and unexpected repairs will happen. The proposal controls recurring work and makes every material exception visible.
PROPOSED ANNUAL PLAN€3,790
DOCUMENTI PDF
Due versioni, con scopi diversi
I documenti per i proprietari sono più analitici. Quelli per Luis sono brevi, collaborativi e pratici.
PER I PROPRIETARI
PER LUIS
COME LEGGERE LA PROPOSTA
Il ragionamento dietro i numeri
Il risparmio è un obiettivo da verificare, non una promessa. Apri ogni punto per vedere ipotesi, limiti e segnali che richiederebbero di modificare il piano.
01Perché compaiono €7.893 e €7.780?
€7.893 è il totale trascritto dal ciclo: €7.030 di lavori e circa €863 di materiali. €7.780 è il modello per categorie usato per confrontare il vecchio ritmo con quello nuovo.
La differenza di circa €113 non è un risparmio: è uno scarto di riconciliazione da chiarire con ricevute e attribuzioni corrette prima di considerare chiuso il periodo.
02Perché la riduzione può essere ragionevole?
Molti costi derivano dalla frequenza e dalla frammentazione, non soltanto dalla necessità tecnica. Riunire lavori, eliminare visite automatiche e spostare gli interventi completi su cicli pluriennali può ridurre viaggi e ripetizioni senza togliere la manutenzione essenziale.
La riduzione non si applica a perdite, sicurezza, infiltrazioni o deterioramento documentato: questi restano motivi validi per intervenire.
03Come controlleremo accessi e qualità?
Per ogni ingresso vogliamo nome, data, motivo e risultato. Le pulizie profonde avranno una checklist che comprende anche punti oggi trascurati, come polvere dietro scatole, mobili e oggetti spostabili.
Se la qualità resta insufficiente dopo indicazioni chiare, i proprietari potranno scegliere un'altra persona per le pulizie senza dover cambiare tutta la gestione locale.
04Quando dovremo aumentare di nuovo il piano?
Se aumentano infiltrazioni, vegetazione pericolosa, problemi alla cisterna, danni da umidità o tempo di coordinamento per la famiglia, la frequenza va corretta. Il piano non deve creare un falso risparmio rimandando danni più costosi.
La revisione annuale decide se continuare, aumentare una singola categoria o tornare a una gestione più intensa.
EVERYTHING BEING PAID NOW
Current cost → proposed rule → annual target
CategoryCurrentWhat changesProposedSaving
Custodia & checks€1,500Define six checks, keyholding, emergencies and reporting€1,200−€300
Cleaning€660Two deep cleans; no automatic idle cleaning€340−€320
Laundry€180Wash only after actual use€150−€30
Garden & grounds€1,200Combine work into May and Oct/Nov rounds€800−€400
Olives & vines€1,100Maintenance cycle; harvest only when requested€300−€800
Painting€1,750Annual touch-ups; full painting every 3–4 years€450−€1,300
Cistern & water€410Inspect yearly; deep clean every 2–3 years€200−€210
Materials€980One planned order with a €350 annual cap€350−€630
PROPOSITION TO LUIS
€2,500 annual all-in package
Custodia, six short checks, two deep cleans, laundry and two complete garden rounds. The remaining €1,290 annual plan covers olives/vines, painting reserve, cistern/water and materials.
NOT BLIND COST-CUTTING
Unexpected repairs are unavoidable
Leaks, storm damage, broken pumps, safety problems and urgent deterioration cannot always wait. The plan makes these incidents traceable instead of pretending they will never happen.
UNEXPECTED-PAYMENT POLICY
One incident, one record, clear evidence.
The €100 threshold applies to each complete incident—not each invoice line or visit.
≤ €100
Necessary small incident
May be handled when genuinely necessary, but still add a short description and receipt to the cost record.
> €100
Photo or video is mandatory
Before non-emergency work: photo/video, what happened, proposed solution, price and written approval.
EMERGENCY
Stop damage first, document within 24 hours
If waiting would cause more damage or danger, secure the house first. Send photo/video, explanation and cost as soon as possible.
ONE INCIDENT
No splitting costs below €100
Related labour, travel and materials belong to one incident total. Several smaller charges do not bypass documentation.
IMPLEMENTATION PLAN
How the proposition becomes the new normal
1Close the previous cycleVerify €5,193 before payment.
2Agree Luis packageWritten scope, dates and €100 rule.
3Run the recurring planUse the seasonal schedule and category caps.
4Review every OctoberCompare plan, actual costs and exceptions.
RECURRING CONTROL
A repeatable year, with limits.
This is the maintenance rhythm to repeat each year. Work outside the plan is an exception requiring evidence and approval.
ANNUAL CAP€3,790
BASE PLAN
Keep planned annual care within €3,790
The cap covers the recurring categories below. Genuine structural repairs stay separate and need their own quote.
EXTRA WORK
Anything above €100 needs written approval
Photo, reason, price and timing before work. Receipt and result after completion.
ANNUAL REVIEW
Compare actual versus plan every October
Renew the arrangement only after checking total cost, exceptions, missed visits and documentation quality.
SERVICE FREQUENCY
What repeats—and what triggers it
CategoryPlanned frequencyException triggerAnnual budget
Custodia & checks6 short checks includedLeak, storm or security issue€1,200
Cleaning2 deep cleans + short airingExtra stay or documented mould risk€340
LaundryOnly after actual useGuest or owner departure€150
Garden & groundsMay + Oct/NovFire/safety issue with photo€800
Olives & vinesLight pruning every 2 yearsDocumented disease or requested harvest€300
PaintingTouch-ups; full cycle every 3–4 yearsWater ingress or exposed substrate€450
Cistern & waterInspect yearly; clean every 2–3 yearsContamination, blockage or leak€200
MaterialsOne planned annual orderPriced photo and receipt for extras€350
MAINTENANCE CALENDAR
Four planned moments, not constant activity
FEBWinter checkHumidity, leaks, pests. No cosmetic work.
MAYOpening roundGarden consolidation, gutters, deep clean.
SEPRental windowOptional shoulder-season income test.
NOVClosing roundGarden, drainage, close and document.
SCENARIO LAB
How many unused nights change the equation?
This is a planning model, not a revenue promise. Adjust every assumption and get local quotes before listing.
BREAK-EVEN35 nightsat current inputs
YOUR ASSUMPTIONS
Rental model
ESTIMATED OUTCOME
Net rental income€2,311
Gross bookings€3,885
Annual cost covered61%
Remaining owner cost€1,479
Tax is modelled on gross rent. Confirm your exact treatment with an Italian commercialista.
BEFORE LISTING
Rental readiness gate
EXECUTION
A 30-day reset, then a calmer annual cycle.
Start with reconciliation and boundaries. Rental comes only after the house economics and compliance are understood.
NEXT 30 DAYS0 / 0 done
PROVIDER BENCHMARKS
RENEGOTIATION PLAN
Renegotiate the system, not the relationship.
The goal is a defined annual package, fewer automatic interventions and no surprise invoices—while keeping Luis if the new structure works.
CONVERSATION ORDER
Do not start by arguing about price
1Define the current agreementAsk Luis to explain exactly what the €1,500 custodia includes: visits, emergencies, keys, reporting and small jobs.
2Close the old accountReconcile the €4,330 labour balance and €863 materials before discussing a new year.
3Present the reduced scopeExplain the two garden rounds, two deep cleans, six short checks and less frequent painting.
4Anchor one all-in packageOpen at €2,500 annually with dates, inclusions, reporting and the €100 approval threshold in writing.
5Trade scope—not controlIf price rises, remove or reduce a service. Do not give up receipts, written approval or defined frequency.
€2,500 all-in annual package
Custodia, six checks, two deep cleans, laundry and two complete garden rounds. Extras only with written approval.
Up to €2,800 with the same controls
Accept only if heavier garden scope is clearly included. Keep dates, receipts and approval threshold unchanged.
No open-ended work or undocumented extras
If scope cannot be written or old costs cannot be reconciled, pause new work and use outside quotes.
READY-TO-SEND ITALIAN PROPOSAL
AUDIT TRAIL
Facts, assumptions and items to verify.
Financial decisions stay linked to their origin. Market comparisons are leads, not valuations.
CURRENT REFERENCES
Market and rules
MODEL SETTINGS
Exchange rate
SEK conversion is only a display aid; records remain stored in EUR.