Property Management
Property Management
A written schedule of services, the same registered team, and the price in writing after a free site visit.
02. What Property Management at Bling Bling covers
The scope of work in Vienna, Graz, Linz, Salzburg and Klosterneuburg at a glance — what the contract says and what actually happens on site.
A schedule of services for each building
Areas, frequencies, additional services and exclusions are set down in writing building by building. That is the only basis on which it can later be checked whether the work was delivered, and the only basis on which tenders are comparable.
A building supervisor as a fixed contact
One responsible person per building with a named deputy on file, reachable for the managing agent and not through a central number. Someone who knows the building settles half the complaints on the spot.
Defect and damage reports with a photograph
Traces of water, defective lighting, open cellar windows, blocked escape routes, vandalism. The report reaches your file with a picture and a date, not as a phone call that leaves no trace.
Records for the service charge statement
A record of attendance for each building with the date and the work performed, together with the winter service logs. If a tenant examines the statement, the supporting documents are all in one place.
Winter service within the building package
Clearing and gritting with logged journeys, handled uniformly across all the buildings in our care, so that each building does not need a chain of its own.
Additional services on call
Deep cleaning of the stairwell, glass surfaces, graffiti, removal of bulky waste, void cleaning — as a separate order with a separate document, not pushed into the regular cycle.
03. Property Management: Bling Bling vs. the competition
A managing agent does not need a cleaner, it needs availability and records that will stand up to examination: with the service charge statement the work has to be traceable, with a complaint someone has to be in the building within days, and if someone falls on the pavement it is the log that decides. The effort does not lie in the single building but in uniformity across twenty. We therefore work with a schedule of services for each building, fixed supervisors with named deputies, photographic reports into your file and one invoice per building and cost centre. Additional services run as a separate order, so that the division for the statement is correct.
| Criterion | Bling Bling | Budget provider | Large corporation |
|---|---|---|---|
| Cleaning staff properly registered | ✓ all | ✗ often not | ✓ |
| Permanently employed core team | ✓ always | ✗ chain of subs | ~ mixed |
| €3m public liability | ✓ documented | ✗ minimal | ✓ higher |
| Agreed response time to a defect report | ✓ in the contract | ✗ | ~ by service level |
| Fixed building supervisor with a deputy | ✓ named | ✗ | ~ an area manager |
| Record of attendance per building and date | ✓ fit for accounting | ✗ | ~ a collected report |
| RKI/VAH-listed agents, HACCP trained | ✓ all | ✗ | ~ |
| Trained staff, proof on request | ✓ | ~ | ✓ |
| Named contact person | ✓ direct | ~ | ✗ call centre |
| Multilingual (DE/EN and five more) | ✓ | ~ | ~ DE/EN |
| Before/after photo documentation | ✓ always | ✗ | ~ surcharge |
| Rectification within 48 h included | ✓ in writing | ✗ | ~ |
04. Who relies on Bling Bling
Clients who have worked with the same team for years — from fitness clubs and showrooms to high-rise buildings.
05. How to book your Property Management
Six steps from enquiry to sign-off.
Enquiry
Through the form on this page. Reply within 48 hours on working days.
Site visit
Free and without obligation. We look at surfaces, access and time windows — without that there is no price.
Written quotation
A fixed cost framework after the visit, with a schedule of services and contract terms.
Appointment
The date you want, outside business hours, at weekends or on public holidays if required.
Execution
A fixed team, photo documentation before and after, sign-off on site.
Rectification
If something is not right it is put right within 48 hours — no argument and no extra cost.
06. 10 reasons for Property Management from Bling Bling
What a cleaning company has to be measured against — and which of it can be verified.
1In business since 2014
A family firm, not a franchise and not a broker — whoever quotes also carries out the work.
2Registered core team
Permanently employed and properly registered. No chain of subcontractors where nobody is liable at the end.
3The same people every time
The team knows the building, the access and the routines. Cover is arranged and named in advance.
4€3m public liability
Personal injury, property and financial loss covered; the certificate is attached to the quotation.
5RKI/VAH-listed agents, HACCP
Listed agents, trained staff, a cleaning and disinfection plan for each building.
6Multilingual
German, English and five further languages — the briefing gets through.
7No price without a site visit
A flat price over the phone rarely holds. After the visit the framework is set out in writing. A monthly flat rate applies to weekly recurring cleaning; one-off and deep cleans by effort - hourly, per square metre or flat - travel included.
8Dated proof
Record of each visit and photo documentation, reported monthly.
9One invoice per building and cost centre
The documents arrive in the form in which you put them into the statement — not as one collected invoice that you have to divide up yourself.
10No subcontractor in the chain
Whoever works in the building is registered with us; that keeps the client side out of any argument about liability.
07. Property Management in 5 more cities
Bling Bling works in Vienna, Graz, Linz, Salzburg and Klosterneuburg — with its own staff on site, not with subcontractors hired in.
08. Property Management for 5 typical situations
The same service looks different depending on the occasion — these five situations come up most often.
A new building comes into management
From the day of takeover the service has to be running. The inspection, the schedule of services and the key handover are placed on the date from which you become responsible.
A change of the existing service provider
Usually after complaints or after a change of staff at the predecessor. We take up the existing scope rather than inventing a new service, and we take over from the first of the month.
Before the owners' meeting
For the resolution the managing agent needs comparable tenders and a statement of what the regular cycle includes and what it does not.
Tendering a package of buildings
Several buildings in one procedure. We cost them building by building against your schedule of services, so that the items remain unambiguously allocable.
After the completion of a refurbishment
After work to the façade, the roof or the riser pipes, a deep clean is due once and after that a new cycle, because the areas and the pattern of use have changed.
★ Worth knowing
What is often misjudged about Property Management
Said up front, on the facts — not after the invoice.
Service charges have to stand up to examination, not merely be paid
Under the Austrian MRG, building services and cleaning count as service charges, while maintenance and improvement do not. The boundary does not run along the wording of the invoice but along the work itself: replacing a lamp is a service, renewing the stairwell lighting is not. That is why we separate the regular cycle and additional services in both the order and the invoice — so that an examination of the statement does not fail on the question of allocation.
A frequency in the schedule of services is not a promise of quality
If the contract says no more than weekly, it is open to dispute what that covers: visual cleaning of the areas that are walked, or the complete round including handrails, door leaves and the cellar stairs. Almost every complaint begins at that point. We therefore set down for each area which task runs at which frequency, and what is expressly included only in the deep clean.
The duty to clear and grit can be delegated, the supervision cannot
The contract transfers performance to the service provider, but the owner's responsibility under § 93 of the Austrian StVO — clearing and gritting between six in the morning and ten at night — and the liability under § 1319a of the Austrian ABGB remain in place; the managing agent has to select the service provider carefully and keep it under supervision. In practice that means calling for the logs, requiring evidence of public liability cover and writing the contract so that the time windows and the gritting material are named.
Reviews from clients in Vienna, Graz, Linz, Salzburg and Klosterneuburg — grown since 2014, not bought. The figure is taken from the Google profile daily.
●. Written references from established clients
The original letters are available for inspection at the office.
★ 27.08.2024
Kindernothilfe Österreich
„Straightforward and professional to work with. We recommend Bling Bling for office cleaning work.“
— Mag. Gottfried Mernyi, CEO
★ 22.10.2022
Fit/One Österreich
„Satisfied for three and a half years. Cleaning is brisk, faultless, hygiene standard excellent.“
— Christian Lang
★ 06.11.2018
M1 Med Beauty / clinics
„Quality, reliability and adherence to the quotation for clinics and practices. Recommended without reservation.“
— Management
★ 10.12.2018
Artex Museum Services
„Final cleaning of display cases, entirely satisfactory, short-notice jobs. Recommendation guaranteed.“
— Site management
★ Architecture practice
Arch. DI Kiener & Dazinger
„Construction, final, stairwell and historic balustrade cleaning. Warmest recommendation.“
— Office management
●. Property Management in context
Property Management rarely stands alone. These services are most often booked alongside it:
Regular cleaning afterwards
Glass and facade
Furniture and floor care
Sectors with their own rules
Medical Practice Cleaning, Practice Cleaning, Laboratory Cleaning.
Building and management
Special cases
Final Cleaning, Construction Cleaning, Special Cleaning, Disinfection Cleaning.
Anyone commissioning Property Management usually needs more than a single appointment. Everything from one source means one contact person, one contract, one combined invoice — and the same team that already knows the building.
●. Frequently searched — Property Management
These are the most common searches for this service. Every point is answered on this page.
●. Frequently asked questions about Property Management
What does Property Management cost?
There is no price before the site visit, and a figure given over the phone rarely holds. We look at surfaces, access and time windows, and then the cost framework is set out in writing with a schedule of services. What changes the price: the area, the frequency, the condition at handover and the time of day the work is done. Two rules apply everywhere: a monthly flat rate is only offered for recurring cleaning at least once a week, including stairwells. One-off jobs, first cleans and deep cleans are billed by effort - depending on the service by the hour at a higher rate, by square metre or as a flat price - and travel time there and back counts.
Is the site visit really free?
Yes, free of charge and without obligation. It is the only way to quote seriously, so we treat it as part of the offer, not as a service to be paid for.
Does the same person come every time?
Yes. The team is permanently employed and knows the building, the access arrangements and the routines. Cover is arranged in advance and named, and it works from the building log, not from a verbal handover.
Is your staff properly registered?
All of them, with social insurance. No chain of subcontractors in which nobody is liable at the end. Proof is provided on request.
What insurance is in place?
Public liability of €3m, covering personal injury, property damage and financial loss. The certificate is attached to the quotation.
What happens if something is not right?
It is put right within 48 hours, in writing, at no extra cost. Measured against the schedule of services and a joint inspection, not against an impression.
Can you work outside business hours?
Yes — early, late, at weekends or on public holidays. In occupied buildings, daytime cleaning in sections is often the better option, because the client sees the work and can raise anything immediately.
Do I have to provide materials or a room?
Materials and equipment we bring. What helps is a lockable store with a slop sink, space for the trolley and somewhere for pads to dry — damp pads in a closed bag are the most common source of smell in an otherwise clean building.
What notice period applies?
The contract is terminable monthly. There is no minimum term and no automatic extension by the year.
Do you also work in English?
Yes — German, English and five further languages. The briefing gets through, which matters more on site than it sounds.
Which documents do I get?
A schedule of services with frequencies, a dated record of each visit, photo documentation before and after, and a monthly report.
How quickly can you start?
Usually within a few working days of the quotation being accepted. Short-notice jobs are most readily possible in Vienna, because travel times within a district are short.
Request a quote for Property Management a quote
Site visit free of charge and without obligation. Reply within 48 hours on working days. You can attach photos or a floor plan right away — that makes the visit shorter.
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