> Thirty-four property management answers for Kochi owners — visits, reporting, the plans, tenancy, NRI compliance and payments. Source: https://liveincocoon.com/faq/ --- Questions owners ask # Frequently Asked Questions Thirty-four questions, answered plainly. ## About Cocoon ### Who we are and how we work. ### What area does Cocoon cover? Within a 15km radius of Tripunithura, Kochi. Properties outside this boundary are not eligible for Cocoon Property Management® services. ### Do I need to be in Kochi to sign up? No. The entire sign-up process — evaluation, agreement, onboarding — can be completed remotely. The initial property documentation and baseline photography are conducted by Cocoon on the ground. You need to arrange access for the first visit (keys or access codes). ### What documents do I need to provide to sign up? A copy of your passport, proof of NRI status or NRO account (for NRI clients), and identity documentation for any Power of Attorney holder operating in India on your behalf. These are required under Cocoon's PMLA (Prevention of Money Laundering Act) obligations as a real estate service provider. Onboarding cannot proceed without complete KYC. ### Can I add more properties later? Yes. Each property is managed under its own service agreement. Additional properties within the 15km service corridor can be onboarded at any time. ### Who holds the keys to my property? Cocoon holds a key set for the duration of the management engagement, stored securely. Access to the property is restricted to scheduled visits and pre-approved service windows. No third party is given access to the property without your prior written authorisation. Keys are returned within 5 business days of any service termination. ### Can I visit my property while it is under Cocoon's management? Yes, at any time. Your property is always your property. Notify Cocoon before your visit and we will prepare the property for your arrival under the Arrival Readiness protocol included in all plans. ## The plans ### How the property management plans work. ### What happens during a visit? Every visit follows a structured protocol — room by room, system by system. A Cocoon representative inspects the property, checks all utilities (electricity, water, gas, telecom), tests appliances, and photographs the condition throughout. A written report with a minimum of 12 timestamped photographs is delivered to you within 24 hours of each visit. ### Is the property evaluation really free? Yes — your first property evaluation is free, with a report, photographs and video delivered within 48 hours. A detailed cost estimate for any recommended repair or maintenance work usually needs a second visit with the relevant specialist — plumber, electrician or painter — and an Ad Hoc Site Visit Fee of ₹799 (₹943 including 18% GST) applies to that visit. It is waived in full if you go on to sign up for any Cocoon plan within 30 days. Clients on an active plan are only charged this fee for a visit outside their regular schedule, and it is always credited to their next invoice. Request an additional visit ### How much notice will I receive before a scheduled visit? A WhatsApp notification reaches you 24–48 hours before every scheduled visit, so you always know when someone will be at the house. WhatsApp is monitored through the day and every message is acknowledged within 2 hours during business hours — 9am to 6pm IST, Monday to Saturday — so there is time to reply before the visit. ### What is the difference between Vacant Home, Visited Home and Active Home? The three plans differ by visit frequency and the depth of service at each visit. Vacant Home covers the core inspection, utility check, and appliance status. Visited Home adds appliance cleaning (one AC cleaned per month), outdoor plant care, and inverter checks. Active Home adds all ACs cleaned monthly, solar panel cleaning, water tank cleaning, property tax coordination, and full monsoon preventive maintenance. See the full comparison at Plans. ### Can I switch plans? Yes, with 30 days written notice before your next billing date. The new plan applies from the start of the next billing cycle. ### What happens in an emergency — flood, break-in, burst pipe? Cocoon will assess the situation and take immediate protective action using authorised vendors where imminent property damage is at risk, notify you within 2 hours of becoming aware of the emergency, and provide a full written account with photographs. No expenditure is incurred without your subsequent written ratification except where delay would cause further material damage. Emergency response SLA: 24–48 hours maximum from notification. Cocoon is not a 24/7 call-out service — all services operate on scheduled visits and pre-approved windows. Emergency response is limited to situations that arise between visits. ### Do I need to pay for repairs and maintenance separately? Yes. Plan fees cover Cocoon's inspection, reporting, and coordination services. Third-party costs — vendor charges, repair materials, cleaning consumables, utility bills, replacement parts — are billed at actuals to you, with prior written approval required for every unplanned spend. No expenditure above the plan scope is incurred without your authorisation. ### Who supplies the cleaning products and materials? You do. Floor cleaners, glass cleaners, detergents, disinfectants, mops, brushes and cloths are supplied by the property owner, and you choose the brands — eco-certified and plant-based, or standard retail products. Cocoon supplies the verified vendors and the trained professionals who do the work, together with the method and the equipment, and uses what you have specified. If it is easier for Cocoon to buy them — you are abroad, or stock has run out between visits — ask, and we will procure them against your written approval and bill them at actuals on your next invoice, with receipts. Nothing is added to the purchase price. ### Are utility bills paid by Cocoon? Cocoon coordinates utility bill payments on your behalf as part of the Active Home and as an add-on for other plans. All utility payments are your funds — Cocoon acts as your agent, disbursing from amounts you transfer in advance or reimbursing from the maintenance float you maintain. No utility is paid from Cocoon's own account. ## Short-term rental ### Letting nightly, answered. ### Which platforms does Cocoon list on? Airbnb, Booking.com, Vrbo and MakeMyTrip. Cocoon creates and optimises the listing on each, and the nightly rate is reviewed weekly against demand and season. Booking revenue is paid to you directly by the platforms — it never passes through Cocoon. ### Do I need my own Airbnb account, or does Cocoon create one? For the Managed Plan, Cocoon manages the listing under an operational account. The platforms pay into your own account — your NRO account, or as agreed in the service agreement. Cocoon never receives your booking revenue. Your property's booking history and reviews are associated with the listing Cocoon manages. ### What is the 20% commission based on? 20% of net revenue. Net means what the platforms actually pay you — the figure that reaches your account, after their own service fees. Neither the Listing Management fee nor the check-in and check-out fee reduces it: both are separate charges, and the commission is worked out on what the platforms pay you rather than on what is left after Cocoon has invoiced. The commission does not carry GST. Booking revenue is paid to you directly by the platforms — it never passes through Cocoon. The monthly revenue statement shows gross booking value, the platform fees and the net revenue the commission is worked out on, set against the bookings and guests managed. Cocoon's own fees are invoiced separately from it. Every line item is traceable to the platform booking record. ### What happens if a guest damages the property? Cocoon conducts a documented pre-stay and post-stay condition inspection with 15+ timestamped photographs. Damage claims are raised with the platform within 24 hours of checkout with full photographic evidence. All documentation is sent to you immediately. Damage claims are only upheld where a documented check-in record exists — this is why Cocoon's Check-In protocol is non-negotiable on every booking. ### What is the minimum property standard before Cocoon will list it? The property must pass a Cocoon onboarding inspection before the listing goes live. The checklist covers: working appliances across all rooms, functioning plumbing and electrical systems, clean linen and towels for the stated guest capacity, essential kitchen supplies, reliable internet connectivity, and property access documentation. Properties that do not meet the standard at onboarding are not listed until the owner rectifies the gaps — Cocoon will provide the specific list. ### Do I need to pay GST on my short-term rental income? Yes, once your annual accommodation turnover crosses ₹20 lakh. Rates effective 22 September 2025: 5% on tariffs ≤ ₹7,500/night; 18% on tariffs > ₹7,500/night. Below the threshold, OTAs such as Airbnb are the deemed supplier under Section 9(5) CGST and remit the GST themselves, so no GST TCS arises on that supply — anything deducted from what the platform sends you is income tax, not GST. Above the threshold, you register for GST and manage filing through your CA. Cocoon invoices its own management fee with GST separately. For the full guide, see Rental Income & Tax Compliance. ## Long-term rental ### Letting on an agreement, answered. ### What does long-term rental management cost? Four charges, and they stack rather than replace each other. Property Listing is ₹1,599 (₹1,887 including 18% GST), charged once and upfront, before Cocoon begins sourcing a tenant. The leasing commission is 50% of the first month's rent, charged once on a signed tenancy. Tenancy Care is ₹1,599 per month (₹1,887 including 18% GST) — an eleven-month commitment that runs from the date the tenant signs, billed as one payment after the contract is executed rather than month by month. Those are the same date, so Tenancy Care and the tenancy agreement run together and end together. Move-in and move-out documentation is ₹5,000 (₹5,900 including 18% GST), and that one figure covers the move-in and its move-out together, not ₹5,000 each. Rent is paid by the tenant directly to you; Cocoon never holds it. ### How does Cocoon find tenants? Properties are listed on 99acres, MagicBricks, Housing.com, Quikr, and OLX, combined with Cocoon's direct referral network. All prospective tenants are required to submit documentation in line with Kerala RERA guidelines — including government-issued ID and Police Clearance Certificate — before lease signing. ### Who receives the rent? Tenants pay rent directly into your designated NRO account on or before the 5th of each month. Cocoon coordinates the payment cycle — sending reminders, following up on late payments, and reporting status. The income flows directly from tenant to you; Cocoon does not hold or channel your rental income. ### Who drafts and registers the tenancy agreement? Under long-term rental management, Cocoon drafts the eleven-month tenancy agreement and arranges its registration through a Cocoon-assigned lawyer. The agreement is between you and the tenant — Cocoon is not a party to it. The security deposit is your asset, reconciled by Cocoon at exit with an itemised statement. ### What happens at the end of the eleven-month tenancy? Cocoon notifies you 45 days before the eleven-month end with renewal options. If renewing: a new agreement is drafted, registered, and the tenancy continues. If exiting: Cocoon conducts a full condition inspection, prepares an itemised deposit reconciliation, and manages the property handback. The deposit is returned to the tenant (less any agreed deductions) on a timeline agreed in writing. ### Can Cocoon evict a non-paying tenant? No. Legal eviction proceedings are not within Cocoon's scope. Cocoon will document non-payment, exhaust all coordination channels, and report the situation to you with a full written record. Legal eviction, where required, must be pursued through a lawyer engaged directly by you. Cocoon can provide an introduction to a qualified advocate in Kochi. ### My tenant is deducting 31.2% TDS from the rent — what do I do? Under Section 393(2) of the Income-tax Act, 2025, Indian tenants paying rent to NRI landlords are legally required to deduct 31.2% TDS and deposit it with the government. This is the tenant's statutory obligation. Your actual tax liability after deductions is almost always significantly lower than 31.2%. Your Chartered Accountant can apply for a Lower TDS Certificate (Form 128 under Section 395) to reduce the rate. Cocoon can provide rental income records to support your CA's application. File ITR-2 to claim the excess TDS as a refund. For the full guide, see Rental Income & Tax Compliance. ## NRI compliance ### Tax, TDS, FEMA and the paperwork. ### Is my Kochi rental income taxable in India even though I live abroad? Yes. India taxes income from property situated in India regardless of where the owner lives or where the rent is received. ITR-2 filing, advance tax, and all interactions with the Income Tax Department are your responsibility, managed through your Chartered Accountant. Cocoon does not file returns or provide tax advice. For the full detail, see Rental Income & Tax Compliance. ### Can I move my rental income from my NRO account to my UAE/UK/US account? Yes, up to USD 1 million per financial year from an NRO account under FEMA. Repatriation requires Forms 145 and 146 (effective 1 April 2026, replacing Forms 15CA and 15CB), filed by you and your CA with your bank. Cocoon is not involved in repatriation. Rent payment logs held by Cocoon are available to your CA on request. ### Does Cocoon file my income tax return or handle compliance on my behalf? No. Tax filing, GST registration, TDS applications, and FEMA repatriation filings are your obligations and must be managed through a qualified Chartered Accountant. Cocoon maintains property records — tenancy agreements, rent logs, maintenance records, inspection reports — and provides them to your CA on request. Where an introduction to a CA familiar with NRI property income is useful, Cocoon can make one. ### Do I need to give Cocoon a Power of Attorney? A formal registered Power of Attorney is not required to engage Cocoon's property management services. The management agreement itself authorises Cocoon to act as your on-ground representative for the scope of services defined in the agreement. However, for specific actions — such as signing a tenancy agreement on your behalf or representing you in municipal matters — a limited PoA may be required. Cocoon will advise you if and when this arises for your specific situation. ## Payments and billing ### How and when you are billed. ### How do I pay from abroad? Cocoon accepts international wire transfer (SWIFT), NRE/NRO account transfer, Indian and international card payments via Razorpay, UPI, and NEFT/IMPS/RTGS. All invoices include full payment details. SWIFT banking details are provided on request. Invoices are issued in Indian Rupees (₹) with 18% GST itemised separately. For full details, see Payment Options. ### When will I receive an invoice? Property Management plan invoices are issued at the start of each monthly billing cycle. STR Check-In/Check-Out fees are payable in advance of each booking, so the visit can be resourced and a manager assigned. LTR Move-In/Move-Out is invoiced within 24 hours of the completed visit. STR Managed Plan commission is invoiced at the end of each month, against the revenue generated and the bookings and guests managed. All invoices are GST-compliant tax invoices with Cocoon's GSTIN (32AAZFG7923K1ZR). ## Still have a question? ### Ask us the one that is not here. Some questions are really arithmetic. If yours is about what management costs, what a letting would yield, or whether nightly letting beats a tenancy, the answer is a figure rather than a paragraph — and the [three property calculators](https://liveincocoon.com/tools/) will give it to you without asking for your details.