In Your Absence,
We’re Always Present

Our dedicated in-house team manages every detail, from security and maintenance to inspections and administration, with quiet efficiency—so you can be confident, even from afar.

Vacant Property Management

Looking After Your Home, While Life Takes You Elsewhere

Whether it’s a main residence, a second home, or a seasonal retreat, we care for your property with quiet professionalism and the same attention to detail you would, as if you were there yourself.

Based locally and always present, we take care of the unseen, the routine, and the unexpected. We manage the unseen, the routine, and the unexpected: from regular inspections and insurance compliance to security checks, maintenance, and household admin.

Whilst your property sits vacant or only enjoyed seasonally, we ensure it remains cared for, secure and beautifully maintained, always ready to welcome you back refreshed and waiting.

Careful Management

Trusted by Clients Across Scotland

From elegant Edinburgh townhouses to Highland retreats and rural estates, we provide discreet, full-service vacant property management for those who value calm, consistent care — without fuss, no matter how long you’re away.

Our insurance-compliant oversight keeps your home secure and beautifully maintained. Whether you’re away for weeks or months, you can rely on us for trusted, hands-on support, without a fuss.

Homes Under
Our On-going Management

25+

Insurance Compliance Issues

0

Annual Contract Renewal Rate With Clients

95%

From the Founder

“This service came directly from what my clients were asking for — they needed someone local, trustworthy, and quietly efficient to oversee their homes while they were away. We built our vacant property management around that exact need — practical, discreet, and always personal.”

Nicky, Founder and Director, 29Twelve

What Our Clients Say

“We trust Nicky implicitly. Her attention to detail, calm approach, and complete discretion have been invaluable while we’re away.”

Private Client, London-based Couple

We never imagined it would be possible to leave a property for six months and return to find it cleaner and more organised than when we left it.”

Private Client, Charlotte, NC

It’s rare to find someone who’s both incredibly efficient and genuinely caring. Nicky is both.”

Private Client, Berlin

Our Offerings

Your Property. Protected, Prepared, and Looked After.

01

Property Inspections

We carry out discreet but detailed inspections to spot signs of wear, water damage, pest activity, or environmental changes — before they turn into costly problems. You receive documented reports, every time.

02

Security & Risk Monitoring

We ensure your home is secure, protected, and compliant with vacant property insurance standards. From checking locks, windows, alarms, and entry points to monitoring for signs of trespass or tampering, we are your eyes on the ground.

03

Planned Preventative Maintenance

We coordinate all seasonal and scheduled upkeep — from boiler servicing to roof inspections. Preventing issues is cheaper and smarter than fixing them later.

04

Remedial & Emergency Works

Storm damage? Faulty electrics? A leak while you’re abroad? We respond immediately and coordinate trusted contractors on your behalf, so you can relax knowing everything is under control.

05

Utilities & Household Administration

We handle post-forwarding, bills, meter readings, access for trades, and ensure your household services continue uninterrupted, smoothly and efficiently.

06

Seasonal & Arrival Preparation

Before you return, we ensure the property is ready exactly as you’d expect — heating and lighting on, beds freshly made, the fridge stocked, clean, warm, and welcoming whenever you arrive.

Simple & Honest Pricing

How we Charge

Our support flexes entirely around your needs — whether that’s occasional oversight or regular involvement. There’s no minimum spend and no restrictive packages. Instead, we charge a clear hourly rate for the time we spend arranging, supervising, or coordinating on your behalf.

Payments are managed through your client float account. You’ll receive clear breakdowns, copies of invoices, and timesheets so you can see exactly where time and money have been spent. We never add mark-ups to contractor or supplier costs — what you pay is what they charge.

£100 Hourly

+VAT Per Hour
(billed in 15-minute intervals)

Secure, Safe & Seamless

Direct Access, Personal Service

From the moment you get in touch, you’ll speak directly with Nicky, founder and Director of 29Twelve. No switchboard, recorded messages, middle layers and no scripted replies — just personal, responsive communication from someone who knows your home inside and out.

Whether you’re managing your main residence while away or caring for a second home, you’ll always have a direct line and timely updates, so you feel connected and confident — wherever you are.

Peace of Mind, Wherever You Are

At 29Twelve, property care is more than routine maintenance. Every detail is handled quietly in the background, giving you complete peace of mind.

The result? A home that feels lived in, warm, immaculate, cared for, and ready to enjoy the moment you return.

Why Choose 29Twelve?

Discreet. Dedicated. Dependable.

Our clients entrust us with some of Scotland’s most treasured homes, and we don’t take that lightly. By working with a select number of clients, we ensure every property receives focused, personal attention — whether it’s a city townhouse, countryside estate, or coastal retreat.

Tailored Oversight, Year-Round Care

Your lifestyle isn’t one-size-fits-all, and neither is our service. From inspections to seasonal preventative maintenance and household admin, we adapt around you. All support is delivered in-person by our in-house team — never outsourced, never impersonal. Calm communication, professional documentation, and complete trust are the hallmarks of 29Twelve.

FAQs

  • Our service includes regular inspections, emergency response, seasonal maintenance, utilities and admin management, post-forwarding, and full household oversight.

  • We’re based in Edinburgh but extend services across Scotland, including the Lothians, Fife, and the Highlands — subject to location and property type.

  • Yes. We can support individual homes or full portfolios with consistent standards and dedicated care.

  • Absolutely. We provide professional documentation, insurance-compliant inspections, emergency response, and high-level oversight — something informal arrangements often can’t offer.

  • Simply fill in the enquiry form or reach out by phone/email. We’ll arrange a confidential consultation to assess your needs and tailor a plan to suit.

  • We create bespoke quotes based on your property, schedule, and requirements. There are no hidden fees — just clear, upfront pricing once we understand your goals.

Book a Private Consultation

Your Time is Valuable — Let’s Make It Count

If you'd like to discuss how we can care for your property while you're away, we'd love to hear from you. Fill in the form and we’ll respond within 24 hours to arrange a private consultation.

Email: Nicky@29twelve.co.uk
Phone: (+44) 07930280287

21 Young Street, Edinburgh
EH2 4HU