(345) 916-2084 [email protected]

EMS

Estate Management Services LTD.

Estate Management Services Ltd (EMS Ltd) has the experience and knowledge that you would expect from a strata management company with the resources to be able to effectively support the needs of your strata association.

About Us..

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Estate Management
SERVICES

Estate Management Services Ltd (EMS Ltd) is a Cayman Islands Company that Specializes in property management and relates financial and administrative services.

Strata Services

Strata Services

Effectively managing Strata Associations has become a major crisis in the Cayman Islands. Dealing with legislations, maintenance, finances and personal investments can often be a complicated process, and more often than not it requires consistent guidance from industry experts. It is important to have a strata management company that you can trust for transparency, credibility and, of course, sensitivity to your limitations.

Services

Residential/ Commercial

Emergency calls are responded to promptly and an Agent undertakes appropriate remedial action as provided for in the management agreement.

Renovations on a significant scale require three estimates from reputable contractors. These are submitted to the client for his/her perusal. Repairs are executed by our maintenance personnel or contracted to relevant bodies. We are onsite for complex renovations ensuring value for money is acquired and we provide overall management of such projects.

Rental Services

Rental Services

Are you considering moving to the Cayman Islands or, do you already live here and are looking for a new place to live? If so, there are various questions pertaining to leasing long term. The details contained herein summarize frequent concerns..

Curious to know more?

About Us

Estate Management Services Ltd (EMS Ltd) has the experience and knowledge that you would expect from a strata management company with the resources to be able to effectively support the needs of your strata association

Contact Us

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What our clients think about us

Testimonials

“EMS Ltd offers professional property management. As a client, it’s sometimes questionable if they manage anyone else because of the one on one and undistracted attention given to our Property. They are exceptional and I highly recommend.”

K. Conolly

Chairman of Executive Committee – The Blossoms

EFFECTIVE STRATA MANAGEMENT, REPAIRS, ACCOUNTING, RENOVATIONS AND MAINTENANCE

Effectively managing Strata Associations has become a major crisis in the Cayman Islands. Dealing with legislations, maintenance, finances and personal investments can often be a complicated process, and more often than not it requires consistent guidance from industry experts. It is important to have a strata management company that you can trust for transparency, credibility and, of course, sensitivity to your limitations.

Estate Management Services Ltd (EMS Ltd) has the experience and knowledge that you would expect from a strata management company with the resources to be able to effectively support the needs of your strata association. Rather than focus on a growing portfolio, EMS Ltd prides itself on offering personalized, affordable and wholly dedicated service to a smaller number of clients as opposed to a large database. We are dedicated to placing your individual needs as our number one priority and endeavor to offer our clients the flexibility to add and retract however from our wide range of services, and to be priced accordingly. In this way we maintain the integrity of our services and support to every client.

Communication is a key factor for managing property that is jointly owned by various individuals. It is mandatory that Bylaws are respected and adhered. Our role is to work with the Owners’ Association and its Board to successfully control, manage, maintain and administer the property.

Self-praise is no recommendation hence we invite you to review our testimonial page.

Accounting Services
  • Strata Fee collection and bank deposits
  • Payment of expense
  • Direct Debit
  • Preparation of Fiscal Year Accounting
  • Preparation of annual Budget
  • Preparation of monthly reports (trail balance, account receivable, account payable, bank statement reconciliation and other pertinent reports)
  • Disbursal of funds as directed by the Board of Directors
  • Preparation of monthly Income/Expense statements and Balance Sheet
  • Maintenance of a separate bank account for each Strata Corporation
  • Processing and handling of delinquent Strata Fees
  • Coordination with auditors to finalize year-end audit
Repairs, Renovations & Maintenance
  • Supervision of contractors hired by the Association
  • Obtaining competitive bids for services as requested by Board of Directors
  • Catastrophe Management
  • Hurricane Preparation
  • Complaints & Bylaws Administration
  • 24-hour availability/on-call maintenance
Administrative Services
  • Committed support to Board of Directors
  • Attendance at Board of Directors meetings
  • Assistance with legal matters
  • Discounted legal fees
  • Annual General Meeting Preparation
  • Annual General Meeting Participation (chairing and preparing minutes)
  • Section 6.4 Closing Certificate
  • Property Insurance Administration

Information for Tenants

Are you considering moving to the Cayman Islands or, do you already live here and are looking for a new place to live? If so, there are various questions pertaining to leasing long term. The details contained herein summarize frequent concerns.

Arrival Dates & Availability

This is actually not a peculiar matter to consider! Tenants should bear in mind that most leases and availability commence first of the month. If possible secure temporary accommodations for a week to 10 days. This duration is adequate for touring the island, viewing properties, and securing a lease. The winter season, which traditionally runs from December 15th through April 15th, is the busiest time of year, with arrival of tourists, new residents and employees.

Location

Ocean/beach front properties attract the highest rents. Canal front properties are a good alternative as these are significantly lower in price. There are many executive rentals available walking distant from the beach and these are more cost effective.

South Sound, Snug Harbour, Parkway, and Governors Harbour are all respected residential areas close to central George Town. Most schools are contained within the South Sound area.

Prospect is approximately 10 minutes from George Town. It contains many residential subdivisions as well as schools, shopping centers, a supermarket and a fitness facility.

The districts of West Bay, Spotts and Bodden Town are all approximately 20 minutes from George Town and possess more traditional style and economical rentals.

Apartment or Single Home

This is an important question for pet owners as many apartment/condo developments are governed by Strata Bylaws prohibiting pets!

Generally speaking, a home is going to be more expensive than an apartment. However, a house is normally more suitable for a family and pets. The pros of renting a home are: more privacy, more area for children and pets, absence of By-laws and private amenities (e.g. pool). It should be noted that some homes do not include cable, yard maintenance and pool maintenance.

Many apartment/condo developments have shared amenities, which are available to a Tenant as part of the leasing package; such as a small gym, pool or tennis courts. The Landlord absorbs maintenance cost.

Start up cost

There are various general rules when renting a property;

  • Rent is always paid in advance.
  • Rents are usually due on the first day of each month. If moving in mid month, the first month’s rent is pro rated.
  • All Landlords require a security deposit, which is at least equal to one month’s rent regardless of the rental value of the property. This money is held by the Landlord for the term of the lease and is refundable subject to any deductions for damage not withstanding normal wear and tear. Any interest accrued (which is minimal) is currently generally in favour of the Landlord.
  • If a Landlord accepts pets, there is often an additional security deposit.
  • Utility, cable and phone companies will all require deposits. Our website offer a link to their websites for current and accurate information.
Utilities

Electric
Caribbean Utilities Company Ltd. – http://www.cuc-cayman.com/

Water
Water Authority Cayman – http://www.waterauthority.ky/ 
The account is held by the Landlord. Some Landlords may request additional funds for a separate deposit relating to this matter; amount at owner’s discretion.

Cayman Water – http://www.caymanwater.com/
(Seven Mile Beach and West Bay provider)

Digital Cable
WestStar Ltd. – http://www.weststartv.com
CI$90 hook up fee which is non refundable.

Satellite TV
Direct TV – (345) 949 4000

Telephone / Internet
Lime – http://www.time4lime.com/ky/
Digicel – http://www.digicelcayman.com/
Logic / ChatterBox – http://www.logic.ky/chatterboxy

Cost of Monthly Utilities

Caribbean Utilities Company Ltd. (CUC) is the sole provider of electricity to Grand Cayman. The company has its corporate headquarters and a cash office on North Sound Road in the Industrial Park and they have a cash office in the West Shore Center (Pink Plaza) on West Bay Road. Tenants are required to pay a deposit, provide a rental agreement/lease and take their passport or driver’s licence along for photo indentification.

Cayman runs on a 110v electricity system with three-pin plugs. However, the outlets are designed to accommodate a two-pin American plug. Appliances from the United Kingdom or Europe will not work in Cayman. Monthly electric bills will vary depending on the size of your house/condo/apartment, your lifestyle, how often you run your air conditioning, the efficiency of your air conditioning unit, the age of the property and how well the property is insulated, among other factors. The fuel factor attached to this utility contributes for the majority of the bill.

Water costs are affordable in the Cayman Islands.

Many condos and apartments will included the cost for cable or satellite TV within the rent.

Furnished vs Fully Furnished

Generally speaking properties are either furnished or fully furnished. Unfurnished residential properties are scarce. Furnished properties contain: appliances, hard furnishings, window treatments, beds, mattresses, etc. Fully furnished contains: – all of the above plus kitchen crockery and equipment, bed linens and bathroom linens.

Many properties offer televisions, stereos and DVD player. Always ensure an Inventory List is provided.

Pets

It should be noted that many apartment/condo developments are governed by Strata By-laws, which may prohibit Pets. Furthermore, many Landlords are cautious about Pets and IF permitted may have restriction on size. A dog or cat may attract additional security deposit ranging from CI$500 – CI$1,000 per animal.

Importing animals into the Cayman Islands is a lengthy and tedious procedure but for very good reasons. Fundamentally, the islands are rabies free and the Cayman Islands Department of Agriculture (DOA) diligently mans laws and restrictions pertaining to this process.

Start planning at least six months prior to arrival. All animals entering the Cayman Islands must have an Import Permit issued by the DOA. Application forms are available from the DOA (Tel: (345) 947 3090, Fax: (345) 947 6501 or [email protected]) or in person at 181 Lottery Road, Lower Valley, Bodden Town on Grand Cayman.

Security Deposit

How can I be sure I will get my security deposit back?

  • The original lease term must be fulfilled.
  • The property is to be returned to the Landlord in the same condition as when you rented, ordinary wear and tear excepted. Holes in walls and carpet are NOT considered ordinary wear and tear.
  • At the time of move in, an Inventory List is provide to the Tenant to complete. This is means of detailing any defects and will be used as a reference document determining the condition of the property upon your exit.
  • A final inspection is executed within 24 hours after a Tenant has completely yielded up the property. Upon receipt of all required documents (e.g. confirmation of utility payments) and satisfactorily meeting terms of the lease the security deposit is refunded to the Tenant with 24 hours.

When to inform if you wish to renew your lease?

  • Provide EMS Ltd with 30 days written notice prior to the expiration of the lease unless otherwise stated in the lease.
Medical

Grand Cayman offers a broad range of medical services; two fully- equipped hospitals, numerous clinics, private specialist doctors and general practitioners, advanced radiology, CTs, MRI, digital mammograms, 3D and 4D-ultrasounds, echocardiography, GI endoscopy, chemotherapy and efficient Pharmacies.

Healthcare is costly however most prescription medication is less when compared to the cost in the USA.

Health insurance is mandatory in the Cayman Island.

RENTAL LISTINGS AND GENERAL INFORMATION

Emergency calls are responded to promptly and an Agent undertakes appropriate remedial action as provided for in the management agreement.

Renovations on a significant scale require three estimates from reputable contractors. These are submitted to the client for his/her perusal. Repairs are executed by our maintenance personnel or contracted to relevant bodies.  We are onsite for complex renovations ensuring value for money is acquired and we provide overall management of such projects.

Periodic Inspections
Inspections are performed inside and outside on a predefined schedule looking for repair needs, safety hazards, code violations & lease violations. Important issues are noted for the file and an Agent undertakes appropriate remedial action as provided for in the management agreement.

A thorough inspection is executed at termination of the tenancy. Our agent shall prepare a damage and dilapidation report with supporting digital photographs if necessary.

Administrative Services
  • Communication – Tenant & Landlord Liaison
  • Property Insurance Administration
  • Hurricane Preparation
  • Accounting (see below)

Tenant and Landlord Liaison
As with any business proper communication is vital! Our 24 hours availability is provided to tenants and clients. We work hard at maintaining good relationship with responsible and valuable tenants. Matters excluded from the management agreement are referred to the client before undertaken any appropriate action.

Accounting Services
  • Invoice Processing & Disbursement
  • Rent Collection
  • Payment of Expense
  • Delinquent Collection & Processing
  • Book Keeping
  • Monthly Statements
  • Budget Preparation
  • Financial Statements

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