Kochi · within 15km of Tripunithura
Long-Term Rental Management in Kochi
A verified tenant. Rent by the 5th. A record of every quarter.
Quarterly on-ground inspection, with the condition report delivered within 24 hours of every visit.
Long-term letting
Everything between the listing and the exit.
Cocoon Property Management® lets and manages long-term tenancies in Kochi for owners who live somewhere else. We source and screen the tenant, draft and register the agreement, document the property on the day they move in, and hold that record until the day they move out.
Rent is paid by the tenant directly to you, on or before the 5th, into your own account.
Why it matters
Why letting from abroad goes wrong
An agent introduces a tenant, then disappears.
The introduction is the easy part. What follows — the condition record, the renewal, the tenant who calls at eleven at night about a leak, the reconciliation at exit — is where an absent owner loses money and a house loses condition. Cocoon manages the whole relationship, from the first viewing to the final exit inspection, with a written record at every stage.
Tenants are verified before they are offered
Police clearance verification on every tenant, as Kerala RERA requires.
Identity, employment and address documents are collected and held on file. You see the file before you approve the tenant.
The condition of the house is on record
Timestamped photographs of every room, appliance and fixture.
A move-in baseline is captured on handover day. Each quarterly visit is compared against it, and the exit inspection is reconciled against it room by room.
You are not the point of contact
Every enquiry acknowledged within 2 hours.
Tenants contact Cocoon, not you. Requests, complaints and repairs are handled on the ground and reported to you in writing.
What every tenancy covers
The sequence Cocoon holds on your behalf.
Long-term letting is a sequence of small obligations that only become expensive when nobody is holding them.
Before the tenancy
Placing the tenant
During the tenancy
At exit
Getting started
Three steps before a manager is at your gate.
The evaluation is free. The rate is agreed before we arrive. There is nothing to negotiate on the doorstep.
Book the free property evaluation
Send us the property and your contact details. Every enquiry is acknowledged within 2 hours, and the written evaluation follows within 48 hours.
You send us the property information
Photographs, the exact location, the amenities, and anything else bearing on a proper assessment. Cocoon does not evaluate a property from a description alone.
We agree the rate in writing
The applicable rate is confirmed in writing before a visit goes into the calendar. Only then does a manager attend, within three to five days, with the proposal following within 48 hours.
Plans and pricing
Three ways to use Cocoon. Published, and quoted before we visit.
Most owners start with end-to-end management. If you already have a tenant, the other two exist so you are not paying for sourcing you do not need.
Move-in / move-out documentation
For owners who found their own tenant and want the handover on record.
Move-in and move-out₹5,000 per move-in and move-out₹5,900 including 18% GST
Tenancy Care
For owners with their own tenant who want Cocoon on the ground for the whole term.
Tenancy Care₹1,599 per month₹1,887 including 18% GSTPlus move-in and move-out documentation.An eleven-month commitment, running from the date the tenant signs.Billed as one payment after the contract is executed, not month by month.
End-to-end rental management
For owners abroad who want no involvement at all — listing to exit.
Property Listing₹1,599 one-time, upfront₹1,887 including 18% GSTCharged once, upfront, before Cocoon begins sourcing a tenant. It is in addition to the leasing commission and the monthly Tenancy Care fee.
Leasing commission50% of the first month's rentCharged once, on a signed tenancy.
Tenancy Care₹1,599 per month₹1,887 including 18% GSTAn eleven-month commitment, running from the date the tenant signs.Billed as one payment after the contract is executed, not month by month.
The security deposit is held and managed by you. Cocoon documents the condition it secures and gives you an itemised statement to settle against.
What stays with you
Three obligations Cocoon does not take on.
Cocoon manages the tenancy on your behalf. The rent belongs to you and reaches your NRO account directly, on or before the 5th of each month. Cocoon coordinates the payment cycle, follows up on late payment, and provides quarterly statements — but the income never passes through us, and the following obligations remain yours.
TDS on rent
The tenant’s legal obligation, your oversight responsibility
Under Section 393(2) of the Income-tax Act, 2025, any Indian tenant paying rent to an NRI owner is legally required to deduct 31.2% TDS on every payment — with no minimum threshold — and deposit it with the government by the 7th of the following month. The tenant must hold a TAN, file quarterly returns in Form 27Q, and issue you Form 16A each quarter. Cocoon does not deduct or remit TDS on your behalf.
31.2% is almost always more than your actual tax liability after the 30% standard deduction and home loan interest. Your CA can apply for a Lower TDS Certificate (Form 128 under Section 395 of the Income-tax Act, 2025) to instruct the tenant to deduct at a lower certified rate. Cocoon can provide rental income records to support your CA’s application on request.
Income tax
ITR-2 filing, managed through your CA
Long-term residential rental income is assessed under “Income from House Property.” Filing ITR-2, computing advance tax, and reconciling TDS credits in Form 26AS are your obligations, managed through your CA. Cocoon maintains tenancy records and makes them available to your CA on request. Cocoon does not prepare tax computations or file returns on your behalf.
FEMA and the NRO account
All Indian-source rental income, credited to your NRO account
Maintaining the correct account type and complying with FEMA’s repatriation rules is your responsibility. Notify Cocoon in writing of any change to your banking details before the next payment cycle.
This is general information, not tax advice. Cocoon does not prepare tax computations or file returns on your behalf. A fuller treatment is on rental income and tax compliance.
Billed separately
What is never inside the fee.
The plans cover coordination, management and oversight. Everything below is billed at actuals, with your written approval before any spend is incurred.
Owners are billed only for actual third-party or repair costs, and never without written approval first. The full boundary is on excluded services and owner responsibilities.
Questions
Long-term letting, answered plainly.
What does long-term rental management in Kochi include?
Tenant sourcing and placement, agreement drafting and registration, coordination of the rent cycle, quarterly property inspections, maintenance and trades coordination, renewal at each eleven-month cycle, and a reconciled exit. Cocoon's three plans let you take the whole sequence or only the parts you need.
Do you receive the rent?
No. Rent is paid by the tenant directly to your NRO account, on or before the 5th of each month, as is standard practice in long-term rental agreements. Cocoon does not hold or handle your rent. Our role is to coordinate the cycle, follow up on any delay, and provide you with quarterly statements.
How often do you inspect the property?
Once a quarter, on the ground, compared against the move-in condition record. The condition report is delivered within 24 hours of every visit. Additional visits can be arranged and are billed per visit.
How long does it typically take to find a tenant?
For most properties within our fifteen-kilometre radius, Cocoon places a tenant within 15 to 30 days of listing. The property is listed on 99acres, MagicBricks, Housing.com and Quikr, and offered to Cocoon's direct referral network.
How is the tenant verified?
Police clearance verification, as Kerala RERA requires, together with identity, employment and address documents. The file is held for the duration of the tenancy, and you approve the tenant before any agreement is drafted.
Who holds the security deposit?
You do. Cocoon does not take custody of the deposit. We document the condition of the property at move-in and at exit, separate damage from fair wear, and itemise any deduction in writing for your approval before you settle with the tenant.
Do I need to agree your charges before the visit?
Yes. The applicable rate is agreed in writing before a visit is scheduled, so there is no confusion about charges when a manager arrives. Agreeing a rate is not a commitment to proceed — the evaluation itself remains free.
Who is responsible for tax on the rent?
You are. An Indian tenant paying rent to an NRI owner is required to deduct TDS and deposit it with the government; filing your return and reconciling the credit is managed through your CA. Cocoon maintains the tenancy records and makes them available to your CA on request.