How to Conduct a Remote Video Tour of Your Property for Prospective Long-Term Tenants in Arequipa

As a licensed Peruvian real estate broker specializing in Arequipa, I've observed firsthand the increasing demand from foreign investors and expatriates seeking long-term rental properties in our beautiful "White City." With a significant portion of our clientele located abroad, mastering the art of the remote video tour is no longer a luxury but a crucial component of effective property management and successful tenant acquisition. This guide provides a detailed, practical, and legally informed approach to conducting compelling virtual tours, ensuring you attract and secure the right long-term tenants while safeguarding your investment under Peruvian law.

I. Essential Preparation: Laying the Groundwork for a Professional Tour

A successful remote video tour begins long before you hit the 'record' button. Meticulous preparation ensures a seamless, informative, and professional presentation that builds trust with prospective tenants.

A. Technical Setup & Tools: Your Virtual Showroom Essentials

The quality of your remote tour hinges on your technical readiness. Invest in and test your equipment beforehand.

Reliable Internet Connection: This is paramount. A stable, high-speed internet connection is non-negotiable for smooth video streaming. In Arequipa, services from providers like Movistar, Claro, or optical fiber options such as Win or Entel offer varying speeds and coverage. Always perform a speed test (e.g., via Speedtest.net) before the tour. Consider having a mobile data hotspot from Claro, Movistar, or Entel as a backup, particularly given the occasional, albeit usually brief, power fluctuations or service interruptions that can occur.
High-Quality Camera & Device: A modern smartphone (iPhone 11 or newer, Samsung Galaxy S series, Google Pixel) usually suffices. If available, a dedicated digital camera with video capabilities will provide superior image quality. Ensure your device is fully charged.
Stabilization Equipment: Handheld footage is distracting and unprofessional. A gimbal stabilizer (e.g., DJI Osmo Mobile) or a sturdy tripod will keep your video smooth and steady, offering a far more pleasant viewing experience.
Adequate Lighting: Natural light is always best. Open all curtains and blinds. If a room is dimly lit, supplemental lighting (e.g., a ring light or portable LED panels) can make a significant difference. Avoid backlighting that darkens the interior.
Clear Audio: Background noise can quickly detract from your presentation. Choose a quiet time for your tour. If possible, use an external lapel microphone connected to your phone or camera to capture clear, crisp audio, especially if you're narrating the tour yourself.
Video Conferencing Platform: Select a platform commonly used and accessible globally. Zoom, Google Meet, WhatsApp Video (very popular in Peru for quick calls), or Microsoft Teams are reliable choices. Test the platform's video and audio functionality beforehand.
Backup Power: Keep a power bank or portable charger handy for your phone or camera, especially for longer tours or if you anticipate any power instability.

B. Property Staging & Presentation: Showcasing Arequipa's Charm

Presenting your property in its best light is crucial. A clean, well-staged property speaks volumes about your professionalism and care as a landlord.

Declutter and Depersonalize: Remove personal items, excess furniture, and clutter. A clean, minimalist space allows prospective tenants to envision themselves living there.
Deep Clean and Repair: Ensure the property is spotlessly clean. Address any minor repairs (e.g., leaky faucets, burnt-out light bulbs, peeling paint) before the tour. First impressions are critical, especially when viewed remotely.
Neutral and Inviting Decor: If furnished, ensure the furniture is in good condition and the decor is neutral and appealing to a broad audience. Highlight any unique Arequipa-specific features like sillar (white volcanic stone) walls, vaulted ceilings, or traditional architectural elements typical of our historic city.
Highlight Key Features: Prepare a mental (or written) checklist of features to emphasize: natural light, views (the iconic Misti volcano, Pichu Pichu, Chachani, or vibrant cityscapes), modern appliances, ample storage, and high-quality finishes.
Exterior Appeal: Don't neglect the exterior. Showcase any garden, patio, or balcony space. Demonstrate the building's entrance, security features, and common areas if applicable. This gives a sense of the neighborhood and overall environment.

C. Information Packet Preparation: Beyond the Visuals

While the video tour is visual, a comprehensive digital information packet provides essential details and demonstrates transparency.

Digital Floor Plan: A clear, labeled floor plan with approximate dimensions helps tenants understand the layout.
High-Resolution Photos: Complement the video with a gallery of professional-quality still photos, particularly of features that might be hard to capture perfectly on video.
Detailed Property Description: Include the total square meters (m²), number of bedrooms and bathrooms, a list of amenities (e.g., air conditioning, heating, internet-ready, parking), and whether it's furnished or unfurnished.
Utility Cost Estimates: Provide realistic estimates for monthly utility costs (electricity, water, gas, internet) in Peruvian Soles (PEN) and a rough USD equivalent. Mention common providers in Arequipa like Seal (electricity) and Sedapar (water).
Neighborhood Information: Detail the property's location within Arequipa. Mention proximity to key services like supermarkets (e.g., Wong, Plaza Vea), pharmacies, hospitals (e.g., Honorio Delgado, Goyeneche, Clínica Arequipa), reputable schools, universities (e.g., UCSP, UNSA, UTEC), and public transport routes (e.g., SIT routes). If the property is in a desirable and secure zone like Yanahuara, Cayma, Selva Alegre, Sachaca, or Vallecito, highlight the benefits of these areas (safety, tranquility, access to amenities, views, green spaces).
Crucial Legal Documents (for pre-screening, not sharing entirely): While you won't share sensitive documents during an initial tour, be prepared to confirm ownership. This would typically involve referencing a Copia Literal (a certified copy of the property's registration history) from S.U.N.A.R.P. (Superintendencia Nacional de los Registros Públicos). You might also mention having up-to-date property tax receipts (Impuesto Predial) and service receipts to confirm the property's good standing. Emphasize that full document review will occur during the formal application process, not during the preliminary tour, protecting both parties' privacy and interests.

II. Structuring the Virtual Tour: A Step-by-Step Guide

A well-structured tour guides the tenant logically through the property, answering questions proactively and leaving a lasting positive impression.

A. Pre-Tour Communication: Setting Expectations

Confirm Appointment: Reconfirm the date and time, clarifying time zone differences (Peru uses PET - Peru Time, UTC-5).
Explain the Format: Briefly outline what the tenant can expect from the tour (e.g., "I'll start with the exterior, then move room-by-room, and we'll pause for your questions").
Solicit Specific Needs: Ask the prospective tenant if they have any particular areas of interest or specific questions they'd like addressed during the tour. This allows you to tailor the presentation.

B. The Grand Tour Sequence: A Virtual Walkthrough

Approach the virtual tour as if you're guiding someone physically through the property, ensuring a smooth and logical flow.

Exterior First: Begin by showing the street view, the building's facade, and the main entrance. Then move to any shared common areas (lobby, garden, parking). This contextualizes the property within its environment.
Seamless Interior Flow: Once inside, follow a logical progression. Start with common living areas (living room, dining room, kitchen), then move to private spaces (bedrooms, bathrooms, study). Avoid jumping erratically between rooms.
Highlighting Features and Details:
- Pan Slowly and Steadily: Avoid rapid movements that can disorient the viewer.
- Show Details: Zoom in on features like kitchen appliances, bathroom fixtures, built-in wardrobes, and unique architectural details (e.g., original sillar arches, traditional puertas talladas).
- Open Doors and Windows: Demonstrate the functionality and the views they offer.
- Contextual Details: Mention the approximate size of rooms, the materials used for flooring or countertops, and any notable views from windows.
- Utilities and Connectivity: Point out electrical outlets, show water pressure in sinks/showers, and indicate where internet connection points (fiber optic if available) are located. This is especially important for expats and remote workers.
Security Features: Clearly show door locks, window security, and any alarm systems or building security personnel.

C. Interactive Engagement: Keeping Them Engaged

The virtual tour is a conversation, not just a broadcast.

Encourage Questions: Periodically pause and ask, "Do you have any questions about this area?" or "Is there anything you'd like to see more closely?"
Be Prepared to Re-show: Tenants might ask to see a specific corner again or to zoom in on a particular feature. Be flexible and accommodating.
Narrate Clearly: Describe what you are showing, providing context and answering unspoken questions. For instance, "This is the living area, approximately 25 square meters, with excellent natural light from the north-facing window and a clear view of Misti."
Pro-tip: Have a short script or checklist of key features and talking points for each room. This ensures consistency and prevents you from missing important details, especially if you're doing multiple tours.

III. Post-Tour Follow-up & Due Diligence

The virtual tour is just one step. Robust follow-up and meticulous tenant screening are critical for securing a reliable long-term tenant.

A. Immediate Follow-up: Reinforcing Interest

Thank-You Email: Send a polite thank-you email shortly after the tour, reiterating your interest in their tenancy.
Provide Information Packet: Attach the prepared digital information packet, including photos, floor plans, and property details.
Address Pending Questions: Answer any questions that arose during the tour but couldn't be fully addressed at the moment.

B. Tenant Screening for Long-Term Leases: A Peruvian Perspective

Thorough screening is crucial for long-term tenancy, especially when dealing with international applicants.

Background Checks: Request employment verification, proof of stable income (e.g., bank statements, pay stubs, letter from employer), and credit references (if available from their home country). For foreign tenants, understand that local credit checks might be limited, so financial statements become even more critical.
References: Contact previous landlords and personal references.
Peruvian Legal Requirement: The Lease Agreement:
- Formalization via Notary Public is Non-Negotiable: For any long-term rental contract (Contrato de Arrendamiento) in Peru, it is imperative that the agreement is formalized through a Notario Público (Notary Public). This process, known as legalización de firmas (legalization of signatures), provides the contract with undeniable legal standing and a verifiable date. For maximum legal security, some landlords opt for an elevación a Escritura Pública (elevation to public deed), which offers an even stronger legal basis. This formalization is crucial for exercising your rights as a landlord under Peruvian law, particularly concerning potential eviction procedures or claims for damages. Without notarization, enforcing the contract can become significantly more complex, time-consuming, and potentially unsuccessful.
- Deposit and Advance Rent: Typically, landlords require a security deposit equivalent to one or two months' rent, plus the first month's rent in advance. This must be clearly stipulated in the notarized contract.
- Inventory List: Always include a detailed inventory list (inventario) of all fixtures and furnishings, signed by both parties. For added legal security, this inventory should either be notarized independently or clearly referenced and attached to the main notarized rental contract.

C. Addressing "Red Flags" from a Distance: Vigilance is Key

Be cautious of certain behaviors that may indicate a problematic tenancy, especially when interactions are solely remote.

Vague Responses: Tenants unwilling to provide clear answers or complete documentation.
Unusual Payment Offers: Offers to pay significantly above the asking rent without a clear, reasonable explanation.
Pressure for Immediate Commitment: Any attempt to rush the process and bypass standard due diligence steps.
Unusual Payment Methods: Requests to pay via unconventional methods or through third parties. Stick to bank transfers through legitimate Peruvian financial institutions.

IV. Local Context & Warnings: Navigating Arequipa's Specifics

Understanding the unique local context is vital for landlords in Arequipa.

A. Internet & Power Stability in Arequipa

While Arequipa boasts modern infrastructure, minor disruptions can occur. Advise prospective tenants about:

Internet Reliability: Speeds can vary by neighborhood and provider. For remote workers, having a backup mobile hotspot is a sensible precaution.
Power Outages: Brief, localized power outages are infrequent but not unheard of. A good quality surge protector and a UPS (Uninterruptible Power Supply) for critical electronic devices (especially for remote workers) are recommended.

B. Legal Framework for Leases (Peruvian Law)

Navigating Peruvian rental law requires precision.

Formalization is Non-Negotiable: Reiterate the absolute necessity of notarizing your long-term rental contracts. This is your primary legal safeguard and provides the necessary legal weight for enforcement, including summary eviction processes outlined in Peruvian law. A verbal agreement or a privately signed contract without notary intervention holds minimal legal weight for enforcement in Peru.
Rent Income Tax (Impuesto a la Renta por Alquileres): Landlords in Peru (natural persons) are legally required to declare and pay a 5% tax on their monthly rental income to SUNAT (Superintendencia Nacional de Aduanas y de Administración Tributaria). This payment is typically made monthly using Form 1683. Failure to comply can result in significant penalties and interest. This tax is on the gross rental income.
Property Registry (S.U.N.A.R.P.): Before offering any property for rent, ensure your ownership is unequivocally registered and up-to-date at S.U.N.A.R.P. Prospective tenants, especially those represented by local lawyers or brokers, will verify this. A Copia Literal from S.U.N.A.R.P. is the standard public document confirming ownership and showing any encumbrances.
Historic Property Zones: If your property is located within Arequipa's Centro Histórico (Historic Center), a UNESCO World Heritage site, be aware of special regulations. Any significant modifications, external changes, or even certain types of renovations (e.g., structural, facade-related) may require permits from the Municipality and often specific approval from the Ministry of Culture's decentralized directorate in Arequipa. This is crucial for managing tenant expectations and potential plans for personalizing the space, as unauthorized changes can lead to fines and forced restoration.

C. Payment Methods & Currency

Preferred Methods: For rental payments, bank transfers (local Peruvian banks like BCP, BBVA, Interbank, in PEN or USD) are the safest and most traceable method.
Avoid Cash for Large Sums: Avoid accepting large cash payments for security and legal reasons. Under Peruvian law, transactions over a certain amount (currently S/ 2,000 or USD 500 equivalent) must be made through financial institutions to be legally valid and recognized for tax purposes. Payments made in cash above this threshold may be challenged by SUNAT and could affect the enforceability of the payment in legal disputes.
Currency Fluctuations: If your rental agreement is in USD, but the tenant's income or your expenses are primarily in PEN, be mindful of the daily exchange rate fluctuations. Clearly stipulate in the notarized contract how the exchange rate will be calculated (e.g., the buying rate of a specific bank on the payment date) if payments are made in a different currency than stipulated in the contract.

V. Ensuring Trust and Transparency

Transparency is the cornerstone of a successful long-term landlord-tenant relationship, especially when initial interactions are remote. Be honest about any known issues with the property (e.g., occasional street noise, water pressure fluctuations). Provide reliable local contacts (e.g., for emergencies or repairs). Emphasize that seeking professional, local representation (a trusted real estate broker and a lawyer specializing in real estate) is always recommended for expats navigating the Peruvian market, as local customs and laws can be intricate.

⚠️ Legal Notice: Consult a Local Lawyer.

This article provides general information and guidance based on Peruvian real estate practices. Peruvian real estate laws and regulations are complex, frequently updated, and subject to interpretation. It is essential to consult with a licensed Peruvian lawyer specializing in real estate and contracts to ensure full legal compliance, proper contract drafting, and robust protection of your interests for any property transaction or rental agreement.

For expert guidance on property management, long-term rentals, and navigating the Arequipa real estate market with confidence, visit ArequipaRealEstate.com. Let our experienced team help you make informed investment decisions in Peru.