Property Management

What is Residential Property Management?

Oversight and Accountability for Safeguarding Your Investment Home

In traditional terms, Property Management has always referred to the simple maintenance and care of a property in the absence of the owner. We ensure that our properties are not just well run homes but lucrative investments.

Owning property on the beautiful island of Barbados is a significant investment but can be time-consuming and expensive. We manage our properties at a very high level, our philosophy reflects the belief that owners should be able to enjoy the benefits of their holiday home without having to make sacrifices in terms of quality and service -- and without the extra headaches that come with trying to manage and maintain a property in a foreign country. We ensure that our owners are kept informed and we take the time to explain things in a simple and accurate manner. This leads to stress-free ownership and time and money saving to our Owners.

Short Term Rental Properties

Owners who would like to use their property for their personal use part of the year, often decide to generate income by renting the property while vacant, usually for about 9 months of the year. These are typically one, two or three weeks rentals made to overseas guests coming to Barbados on holiday.

In the realm of Holiday Rentals and for Blue Sky Luxury working in concert with the Reservations Team, property managers ensure everything is in place and in order for all incoming guests and owners. It is this attention to detail and overwhelming rate of guest and owner satisfaction that has resulted in 95% of properties within the Blue Sky Luxury portfolio being managed by our Property Management Team.

Owner Use Properties

Some owners wish to keep their property for their personal use only. For these owners, we schedule regular inspections and maintenance, organize cleanings and services based on our Owners needs. We also look after their staff and payroll, ensuring that they are managed and cared for when the owner is not in residence.

Long Term Rental Properties

These properties are typically rented furnished to overseas tenants who have been posted in Barbados or unfurnished to locals who live and work on the island. In this case owners do not use their property; it is purely a financial investment. Most long term rentals do not include staff, though many owners will include pool and garden maintenance to protect their investment.
Fees are set on a monthly flat fee basis and vary according to the Lease parameters. We ensure that the tenant adheres to their commitments in the lease along with providing the care and attention that is required of the Owner.

Get to know our Team!

Our professional team will handle every aspect of managing and caring for an owner's property.

We have an energetic, knowledgeable and highly-motivated team dedicated to protecting your investment, managing your guests and effectively controlling all expenses and maintenance.

Blue Sky Luxury invests a considerable amount of time and effort to ensure our team of Property Managers is well trained so that we deliver services that meet or exceed our owners and guest expectations.

Each owner is assigned a dedicated property manager who they can conduct all their communication with regarding their property, rental revenues, expenses etc. We allocate a maximum of 10 stand-alone properties per property manager and a maximum of 20 condominiums or apartments. Get to know our team!


Why Choose Blue Sky Luxury to Manage Your Property


We will look after your property the way YOU want it to be looked after!

With over 30 years experience, our Property Management Team is the most respected in Barbados, always on call to protect your investment while unoccupied or rented.

Our goal is to provide our owners with the peace of mind they deserve by being their trusted single point of contact regarding the care of all aspects of their property's management.

When you're an overseas owner, a small problem like a leaking pipe can soon turn into a major complication requiring extensive building work, if not addressed quickly. Not only do we act quickly when we are informed of a problem or threat, we also undertake regular inspections of your property to catch and avoid any major problems. We have long-standing relationships with trusted contractors, ensuring any repairs and maintenance work is conducted to the highest standards and in line with current building regulations. This means your property remains in excellent condition at all times.

How We Manage YOUR Property – Our Full Suite of Services

Understand our Holistic Approach to Property Management

We provide a variety of services that will vary according to each Owner’s needs and the use of the property:


There is much paperwork involved with being an absent owner: checking and paying bills like your land tax, insurance and utilities. Preparing and submitting your V.A.T. returns, managing rentals and tenants or preparing your home for your arrival - we do it all - and we do it seamlessly.

Account Management and Reporting

Managing Finance - people who invest in properties do so in order to get good returns from them. Budgeting is one of the most important aspects to accomplishing this task. Your property manager works in close association with our Accounting team and his or her owners to estimate the budget for the various expenses related to the maintenance of the buildings.

Click here to log in to our owner's portal.

Human Resources Provision and Management

  • We will recommend, recruit (when required) and manage all your staff already employed or newly appointed for the smooth operation of your property. This can include all the staff normally required at a property from speciality chefs, butlers, housekeepers and laundresses to gardeners, drivers or security.
  • We provide Employment contracts including lists of duties as required by the Labour laws of Barbados.
  • We manage their payroll including N.I.S, P.A.Y.E. and any other Government requirements.
  • We ensure all staff receive their salaries and pay slips in a timely manner.
  • We train, assess and monitor staff performance on a regular basis and where necessary, conduct Progressive Disciplinary Processes and review employment as necessary to maintain established standards.
  • We also provide trained temporary staff at set fees as required by our owners or guests.


Exclusive to Blue Sky Luxury managed properties is our Villa Insurance programme. This programme is tailored to the needs of owners of rental villas and offers the best rate and service combination available for residential property in Barbados.

Routine & Preventative Maintenance

Our Property Managers will perform routine checks of your home as requested by you.
These checks ensure your home is always ready and welcoming for your arrival or for your guests. We help save you money by detecting problems early before they become expensive to repair. You are notified of all recommendations and costs and applicable quotes are sought on your behalf.

Garden and Pool Maintenance

Your Property Manager will ensure that your garden is always maintained to a high standard and will work with your gardener or gardening service to provide a healthy environment for your indoor plants, lawns and garden beds. Irrigation systems will be serviced and water usage is always monitored for unwarranted spikes in usage.

Your manager can appoint and monitor a professional and dependable pool service company to keep your pool in peak condition. All the relevant pool logs will be kept with quantities of chemicals used and the appropriate pump and filter inspections will be done.

Individual Services

Not looking for full property management? We can offer individual services…

We have created a ‘services’ portfolio for owners who wish to handle their own rentals on a long or short term basis but would like us to perform individual services. Whether it’s a professional ‘meet and greet’ for their guests or they require a full audit of the residence, we can be contracted to do these projects independently. We have outlined these individual services below:

  • Conducting Inventories
  • Property Audits
  • Property Check/Inspections
  • Personalised Meet & Greet Service - Concierge Services

Conducting Inventories

A property manager can complete a detailed inventory with all of the relevant details pertaining to the location, quantity, description and condition of the contents of your property. Digital photographs of the items in the inventory can also be taken to complement this list. This photo log includes images of furniture suites, art, decor and sample patterns (if applicable) of the cutlery and/or linens. Our team is experienced and fully equipped to complete all inventory requests thoroughly and on time. With a detailed, professional inventory stored safely, you can rest assured that your investment is being handled thoroughly and that you are kept in the loop!
It is beneficial for property owners to have an accurate and up-to-date inventory of the contents of their properties. For an overseas owner or an owner who does not have the time to take a “hands on” approach, an inventory system assures owners that their possessions are well maintained and accounted for at all times.

Property Audits

A property audit is a great document to have as it identifies issues that may be of a structural or health and safety nature, gives explanations on why the issue is problematic, and offers recommendations on correcting the identified issues. We take the responsibility of conducting these audits seriously and inspect every area of the property meticulously.
Property Audits include checks of the following areas:

  • The entire exterior structure
  • The roof exterior (visible and where applicable)
  • All interiors of the property
  • All storage areas on the property including basements, attics, attached storage areas, detached storage areas and utility rooms

Property Check/Inspection

The first impression of a well-appointed property helps to put your guests at ease and can set the tone for the remainder of their stay. Holiday Rental guests have high expectations and the delivery of services for these guests must also be at a very high standard. Our representatives can help you meet these expectations with every holiday guest arrival by conducting inspections of your property prior to arrival and after the guests depart.

Any issues noticed during these inspections will be brought to the attention of the owner and recommendations will be offered.

After the guests have returned their keys at the end of their stay, a representative will go through the checklist of items to inspect after their departure.

Personalised Meet & Greet Service - Concierge Services

For owners who wish to maintain the management of their properties but who do not want to deal with the hassle of meeting guests who may arrive on potentially late or delayed flights – we offer our ‘Personalized Meet & Greet Service’. One of our representatives will be available to meet all arriving guests at your property. Full details on each guest’s date of arrival, time and any related specifics must be communicated to us, a minimum of two working days prior to arrival. Once the guests’ details have been received including number of persons in the party, names, ages and all relevant flight details, our representative will monitor the incoming flight for delays, cancellations or changes. Guests will be offered the convenience of contacting our Emergency Hotline should an emergency occur while here. Emergencies include those of a medical or criminal matter only. The following information should be taken into account to ensure a smooth handover to all arrivals:

  • The required number of keys, remotes and/swipe cards to be issued to the guests when they arrive.
  • A thorough property orientation will be done and all guidelines such as those expressed specifically by the owner as well as those implemented by the complex will be explained in detail.
  • Specific information such as alarm codes, wireless passwords and housekeeping visits will be outlined.

Similarly at the end of their stay, this representative will ensure that he/she schedules a time to meet the guests on the day of their departure for the return of the keys.

Property Management Requests

To contact us about Blue Sky Luxury's Property Management Services in Barbados, please click here.

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