Frequently Asked Questions
Questions about property management, short-term rentals, long-term rentals, and NRI compliance — answered directly. For the full statutory guide on income tax, TDS, GST, and FEMA, read Rental Income & Tax Compliance.
About Cocoon
What area does Cocoon cover?
Within a 15km radius of Tripunithura, Kochi. Properties outside this boundary are not eligible for Cocoon’s 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.
Property Management Plans
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.
How much notice will I receive before a scheduled visit?
You will receive a WhatsApp notification 24–48 hours before each scheduled visit.
What is the difference between Monthly, Fortnightly, and Weekly?
The three plans differ by visit frequency and the depth of service at each visit. Monthly covers the core inspection, utility check, and appliance status. Fortnightly adds appliance servicing (1 AC/month), outdoor plant care, and inverter checks. Weekly adds all ACs serviced 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, 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.
Are utility bills paid by Cocoon?
Cocoon coordinates utility bill payments on your behalf as part of the Weekly plan 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 Management
Which platforms does Cocoon list on?
Airbnb, Booking.com, Vrbo, RoamHome, and MakeMyTrip.
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 payout account is linked to your NRO account or as agreed in the service agreement. Your property’s booking history and reviews are associated with the listing Cocoon manages.
What is the 20% commission based on?
20% of the net booking revenue received from the platform — after platform fees (Airbnb service fee, Booking.com commission, etc.) are deducted. The monthly settlement statement issued by the 10th of each following month shows: gross booking value, platform fees, net revenue, Cocoon’s 20% commission, per-visit fees (₹1,999/booking), and your net payout. 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 collect and remit GST on your behalf and deduct 1% TCS from your receipts. 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 Management
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 collects 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 the LTR Managed Plan, Cocoon drafts the 11-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 11-month tenancy?
Cocoon notifies you 45 days before the 11-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
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 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. Per-visit or per-event services (STR Check-In/Check-Out, LTR Move-In/Move-Out) are invoiced within 24 hours of the completed visit. STR Managed Plan settlement statements are issued by the 10th of the following month. All invoices are GST-compliant tax invoices with Cocoon’s GSTIN (32AAZFG7923K1ZR).
Still have a question?
Contact Cocoon directly — WhatsApp +91 98470 88888 or email [email protected]. All enquiries acknowledged within 2 hours during business hours (9am–6pm IST, Monday–Saturday).