Last Updated: September 1, 2025  •  Version: 2025.09.01

 

RELATIONSHIP TO YOUR SIGNED AGREEMENT & ORDER OF PRECEDENCE

This Master Service Agreement (“MSA”) is incorporated into the signed Management Agreement for each property. If any conflict exists, apply this order: (a) this MSA (including any Fee Schedule and Plan descriptions published or linked on this page), then (b) the signed Management Agreement and any countersigned addenda.

​

​​

NOTICE, UPDATES & ACCEPTANCE

Updates to this MSA are posted on this page and take effect on the posted date. By keeping a property enrolled, using the Owner Portal, or accepting services after that date, you accept the update. Updates are prospective only and do not change amounts due or services rendered before their effective date. If you do not agree, you may terminate under the Inactivation/Termination process described below.
 

MANAGEMENT PLANS AND PRICING

Silver Plan:

• ​Management Fee: 8%

• Introductory Rate: First 12 months = 6%

• Minimum Fee: $79

• Leasing Fee: 100% of one month’s rent + pet rent

• Renewal Fee: 100% of one month’s rent + pet rent

Gold Plan:

• Management Fee: 10%

• Introductory Rate: 8% for the first 12 months. The rate will automatically increase to the standard Management Fee on the first day of the month following the 12‑month anniversary of this Agreement

• Minimum Monthly Fee: $119

• Maximum Monthly Fee: $199

• Leasing Fee: 50% of one month’s rent + pet rent

• Renewal Fee: $249 flat fee

 ​

 

MANAGEMENT COMPENSATION (PAID BY Owner)
The Owner agrees to allow the Manager to collect and retain the following forms of compensation based on the Management Plan chosen by the Owner:

1. Monthly Management Fees are determined by the selected Management Plan. AppFolio automatically bills Minimum Fees / Flat Fees on the first of the month. For percentage-based plans, the remainder is billed when rent is collected. During months when rent is not collected for any reason, the minimum management fee still applies.

2. Lease Up Fee: Fees are based on the Management Plan selected and are charged when a new Tenant signs a lease agreement.

3. Renewal Fee: Fees are based on the Management Plan selected and are charged when the Tenant signs the lease renewal.

4. Management Consulting: The Owner subscribes to a system overseen by the Manager. To avoid requests for the licensed Manager to personally perform tasks that are the responsibility of employees, the Manager reserves the right to charge $300 per hour for any time the Manager spends working on tasks that should otherwise be handled by an employee. This fee is intended to safeguard the Manager’s time and is not intended to generate additional income for the Manager.

  

 

MANAGEMENT COMPENSATION (PAID BY TENANT)

In addition to the compensation outlined above, the Owner agrees to allow the Manager to collect and retain the following forms of compensation from the Tenant, as applicable:

1. Additional Fees: These may include, but are not limited to, Application Fee, Billing Fee, Mid-Lease Move-Out Fee, Eviction Fee, Late Fee, NSF Fee, No Insurance Fee, Month-to-Month Fee, and any other fees deemed necessary by the Manager.

2. Purpose of Additional Fees: These fees are intended to offset the Manager’s expenses related to enforcing lease provisions.

3. Fee Reporting: Additional Fees are excluded from the Owner Statement to minimize the Owner's bookkeeping data entry requirements. These fees can be included upon request.

  

 

MAINTENANCE COMPENSATION
In addition to the compensation outlined above, the Owner agrees to allow the Manager to collect and retain the following from the Owner and/or Tenant, as applicable:

​

Maintenance Labor Rates

• Monday–Friday, 8:00 AM to 5:00 PM: $99 per hour

• After hours/holidays: $148.50 per hour

• Includes time spent on inspections, purchases, driving, and physical work.

 

Project Management Rates

• Monday–Friday, 8:00 AM to 5:00 PM: $120.00 per hour

• After hours/holidays: $180.00 per hour

• Includes time spent on bids, inspections, planning, and communication with various parties.

 

Markup

A maintenance and repair markup is applied to all expenses paid by Manager for materials, supplies, subcontracted work, and other non‑labor costs not performed by Manager’s employees, as follows

• Receipts $0 to $250: 25% markup

• Receipts $250.01 to $500.00: 20% markup

• Receipts $500.01 to $1,000.00: 15% markup

• Receipts $1,000.01 to $1,500.00: 10% markup

• Receipts $1,500.01 and above: 5% markup

​ 

​

BOOKKEEPING COMPENSATION

1. Billing tenants, issuing monthly owner distributions, producing monthly owner statements, and issuing 1099s are included with all management plans.

2. Any additional bookkeeping services requested by the Owner will be billed at a rate of $300 per hour.

3. Billing Fee is applied to all recurring payables including amenities fee, HOA dues, cable, internet, utilities, and any other bill that’s not subject to the maintenance and repair markup:

4. $5 billing fee for permanent recurring payables

5. $20 billing fee for temporary payables

6. Project Manager time is also billed for activation and deactivation of services, including the time to drive and meet service providers at properties

7. Mortgage and annual property tax bills are not eligible for bill pay.

  

 

OPTIONAL SERVICES

1. Professional Photography - We will take one set of photos at no cost when onboarding a new property or marketing a new vacancy during a turnover. If you are not satisfied with the photos we take, you are welcome to upload your own photos to the Owner Portal or hire a professional photographer by submitting the Photography Request Form under the OWNERS tab in the Request Form Library.

2. Home Inspections - Annual Property Inspection (Included with Gold Plan)

   1. Visual walk-through by management

   2. Checks tenant compliance and visible maintenance needs

   3. Does NOT include testing of plumbing, electrical, or HVAC systems, roof, attic, or crawl space inspection, appliance diagnostics, mold, moisture, or structural issue detection, or formal insurance, finance, or resale reporting

3. Comprehensive Home Inspection

   1. Conducted by a third-party home inspector

   2. Similar to a home purchase inspection

   3. Includes written report and photos

   4. Cost: $149

   5. How to Request: Submit the Home Inspection Request Form under the OWNERS tab in the Request Form Library. The report will be uploaded to your AppFolio account and you’ll receive a notification.

 ​​

​​

INACTIVATION PROCESS

Upon receipt of the Inactivation Request Form:

1. Hold Distributions - If the property is being inactivated now (not after a future move‑out), Manager will assume no future rent will be collected by Manager and will immediately hold monthly distributions until final accounting is complete. Monthly statements will be issued on schedule.

2. Cancel Open Work Orders - Manager will cancel all open Work Orders that have not yet been completed. If a Work Order is an emergency, legal‑compliance, life/safety, or habitability item, or if Manager has concern about destruction of property, Manager may, at Manager’s sole discretion, complete the work and bill the Owner.

3. Pay Outstanding Bills (Owner funds only) - Manager will pay bills for labor, materials, and subcontracted work from Owner funds on hand (including the maintenance reserve). If funds are short, Owner must fund the shortfall within 72 hours via Owner Contribution in AppFolio. Tenant security deposits are trust funds and will not be used for operating expenses or Owner/Manager debts; deposits are handled only under the law and the lease at move‑out.

4. Process When Property Is Occupied

   1. If Owner requested non‑renewal and inactivation after vacancy: Manager will complete the tenant move‑out and deposit accounting per law and lease, then inactivate the property.

   2. If the home is occupied and the Owner chooses to inactivate now (tenant remains):

      • Manager will post a “Move‑Out” in AppFolio as an accounting step to close our file and to transfer the

          security deposit; the tenant remains in the home.

      • Manager will transfer the full tenant security‑deposit balance and the deposit ledger to the Owner. Manager will not transfer security‑deposit funds to anyone other than the Owner.

        Manager will upload the Tenant Ledger and the signed lease to the AppFolio Owner Portal.

      • Manager will notify the tenant in writing who now holds the deposit. The Owner will provide the bank name and address where the deposit is kept (no account number required).

5. Final Distribution & Statement - Manager will issue the final distribution (after any allowed offsets and required reserve funding) and publish the final Owner Statement.

6. If There Is a Balance Due to Manager - Owner will pay by Owner Contribution in AppFolio within 72 hours of the receipt of an Owner Statement showing a balance due. If unpaid after 7 days, Manager may: (a) offset the balance against Owner funds held (including reserves and rents but excluding tenant security deposits); and (b) pursue collections and any other remedies at law or in equity. Owner agrees to pay reasonable costs of collection, including arbitration/court costs and, where permitted, reasonable attorneys’ fees.

7. Post‑Inactivation Engagement - If Owner needs assistance after inactivation, Owner agrees to pay $120/hour for services provided by Manager at the Owner’s request.

​​​

​

GENERAL

1. Agency Relationship Disclosure - Owner acknowledges and agrees that Manager may have, now or in the future, property management agreements for other properties, including properties similar to Owner's Property. Manager may represent other Owner, tenants, or prospects before, during, or after the term of this Agreement. Owner consents to such agency relationships and waives any claim of conflict, provided Manager continues to act in good faith.

2. Background Checks - The Manager will obtain a standard credit and background report, referred to as the Screening Report, for qualified applicants. The Owner acknowledges and understands that the Screening Report may not be comprehensive, may not include information from all local jurisdictions within the United States, and will not include information from jurisdictions outside the United States. Neither the company providing the Screening Report nor the Manager guarantees the completeness or accuracy of the information contained in the report. The Manager will cover the cost of the Screening Report using the application fee collected from the tenant. The Owner understands and agrees that the Manager will not conduct any additional investigation into the tenant's suitability or creditworthiness beyond the Screening Report. The Manager will not provide copies of Screening Reports, background reports, or Social Security numbers to Owner due to privacy laws and credit‑reporting restrictions

3. ​Communications, E-signatures, & Electronic Delivery - ​​Electronic signatures and counterparts are valid and enforceable. Email sent to the last known address on file, and postings to our Owner Portal/AppFolio, count as delivered notices. Use the Request Forms Library for fastest routing; phone/text/email alone may be delayed unless the request is also submitted through the system.

4. Confidentiality - Both parties agree to keep the terms of this Agreement and all non-public business information confidential, except where disclosure is required by law or mutual consent is given in writing.

5. Insurance - At all times during this agreement, Owner must maintain in effect comprehensive public liability property insurance with minimum coverage of $500,000 that names Manager as a co-insured or additional insured. Adequate fire and extended hazard coverage equal to the full replacement cost of the structure and improvements. Any additional insurance required by law or contract. Proof of insurance must be delivered to Manager within 15 days of the Commencement Date. If not provided, Owner will be enrolled in the Manager’s Master General Liability Insurance at $30/month. Owner may opt out of the Master Policy at any time by submitting proof of equivalent coverage. Owner agrees to indemnify and hold Manager harmless from any claim or liability that arises when insurance coverage is missing, lapsed, or insufficient. All insurance must name Manager as an additional insured.

6. Lead-Based Paint Disclosure - If the Property was constructed before 1978, Owner must complete the federally mandated Lead-Based Paint Disclosure form and provide all known records or reports. Manager will not list or lease the property until this is received. OWNER bears full responsibility for compliance and agrees to indemnify Manager for any failure to comply.

7. Manager Authority - Owner grants Manager the authority—but not obligation—to take all actions necessary to operate, lease, maintain, and protect the Property. This includes, but is not limited to, advertising the property, collecting rent and holding deposits, managing utilities and vendor payments, executing lease agreements, handling emergencies, serving notices, pursuing legal action, and using affiliated vendors. Manager may delegate tasks to third parties and is not liable for their acts or omissions. Manager may terminate services if Owner fails to cooperate or meet obligations.

8. Manager Responsibility - Manager agrees to disburse net proceeds to Owner monthly, provide monthly Owner Statements, pay approved property-related bills, carry out services defined in the selected Management Plan, and provide secure rent payment options to tenants.

9. Manager Is Not Responsible For - Manager shall not be responsible for advancing funds for Owner, unlisted services, delays due to labor, materials, or insurance issues, fines, penalties, or claims from Owner inaction, trust account losses due to bank failure, vacant property rent loss, tenant misrepresentations or damage from pets, NSF checks or unpaid rent, vendor workmanship or delays, or any act of God, disaster, or tenant behavior not due to MANAGER negligence.

10. No Legal, Tax, Financial, or Insurance Advice - Manager is not a legal, tax, financial, or insurance advisor and does not hold the professional licenses required to provide such advice. Any discussions, documents, templates, or forms provided by Manager are for general informational purposes only. Owner agrees to consult with independent licensed professionals for legal, tax, insurance, or financial matters. Manager shall not be held liable for any decisions made by Owner based on information provided by Manager, its employees, or contractors. Owner agrees and acknowledges that Manager has not provided legal, tax, financial, or insurance advice.

11. Notice - All notices required under this Agreement shall be deemed delivered on the date sent if delivered using the methods below, unless otherwise agreed in writing: To Owner: By email to the address associated with the Owner’s AppFolio portal login. To Manager: By submitting through the Request Form Library under the OWNERS tab. Each party is responsible for updating their contact information in writing. Notices sent to the last known contact on file shall be considered properly delivered.

12. Non-Discrimination - The property will be managed in full compliance with all federal, state, and local fair housing laws. Owner agrees not to instruct Manager to violate any such laws, including denying reasonable accommodations for service or support animals.

13. Non-Solicitation & Non-Disparagement - During the term of this Agreement and for thirty-six (36) months after termination, Owner agrees not to solicit, hire, or engage any current or former employee or contractor of Manager. Owner also agrees not to make any statements—public or private—that would reasonably be expected to damage the reputation of Manager, its staff, or its services.

14. Owner Responsibilities - Owner agrees to rekey the property before listing or turnover, or authorize Manager to do so and bill the cost. Maintain a $500 maintenance reserve per property and replenish it when used. Fund any negative account balance within 7 days of notice. Keep contact information current and respond to MANAGER communications. Maintain required insurance with proper coverage and name Manager as additional insured. Keep the property in habitable condition and comply with health and safety codes. Notify MANAGER of any material changes or ownership transfers. Notify MANAGER if selling the property and provide listing agent details. Avoid direct contact with tenants about lease terms, rent, or repairs. Accept full liability when using vendors outside Manager’s network. Handle mortgage, tax, insurance, and HOA payments not managed by MANAGER. Correct any safety or legal issues identified by Manager within 5 business days. Provide keys, remotes, lease documents, HOA rules, and tenant info at onboarding. Submit requests using Manager’s online Request Forms. Certify legal authority to act on behalf of all co-owners.

15. Owner Representation - Owner represents and warrants that Manager has made no guarantees about rent, lease duration, or tenant behavior. Owner has full legal authority over the property. The property is compliant with all laws and habitability standards. There are no undisclosed liens, violations, or legal actions. All related expenses are current. Lead-based paint disclosures are provided, if applicable. Manager is not responsible for identifying code or structural issues. All documents provided are true and complete. Failure to disclose material facts may result in termination and liability. If the property is owned by a legal entity, the signer has full authority.

16. Product Liability - Manager does not guarantee or warrant products used at the property. If products fail, Manager may help with warranty claims, but labor to remove and reinstall items will be billed at standard rates. Manager is not liable for delays or damages caused by manufacturer issues.

17. Property Reserve - Manager is authorized to hold $500 in a trust account for each property to cover repairs and expenses.

18. Request Form Library - All Owner requests must be submitted through the Request Form Library on Manager’s website. Phone, text, or email requests are not valid unless also submitted through the system. Manager is not responsible for delays caused by improper submission.

19. Tax Document (Electronic Consent) - Owner consents to receive tax documents such as Form 1099 electronically. Owner needing paper forms must opt out using the online Request Form. A $100 processing fee applies for each mailed 1099.

20. Tax Withholding for Non-U.S. Owner - Manager must withhold 30% of gross rent for non-U.S. Owner unless a valid IRS Form W-8ECI is provided. Owner is responsible for obtaining a U.S. Taxpayer ID and ensuring IRS compliance. A bookkeeping fee of $200/hour applies to tax-related administrative work.

21. Vendor Insurance Verification - Manager’s receipt of a vendor’s insurance certificate does not mean it has been reviewed or confirmed for adequacy. Manager is not responsible for verifying coverage terms or for vendor policy cancellations. Owner agrees to hold Manager harmless for insurance lapses.
     

 

​LEGAL TERMS

1. ​ARBITRATION (AAA — FLORIDA SEAT) - Any dispute arising out of or relating to this MSA, the Management Agreement, or the services will be resolved by final, binding arbitration administered by the American Arbitration Association (AAA) under its Commercial Arbitration Rules (including Expedited Procedures where applicable). The seat and venue are in Florida. Hearings may be conducted by videoconference in the arbitrator’s discretion. AAA and arbitrator fees are shared equally, subject to reallocation in the award. Each party bears its own attorneys’ fees and costs unless a statute or a countersigned addendum provides otherwise. Questions of arbitrability (scope, enforceability, formation) are decided by the arbitrator. Either party may seek temporary injunctive relief in a Florida court pending arbitration. ​

2. ​DEFAULT; SETOFF; COLLECTIONS - We may withhold disbursements and apply reserves, collected rents, or other funds to amounts due and may pursue collections and other legal/equitable remedies. Owner is responsible for reasonable costs of collection, including arbitration or court costs and, where permitted, reasonable attorneys’ fees.

3. ENTIRE AGREEMENT - This MSA, the Fee Schedule/Plan descriptions incorporated here, and your signed Management Agreement (plus any countersigned addenda) are the entire agreement for property management services and supersede prior discussions on that topic.​

4. ​FORCE MAJEURE - We are not liable for delays or failures caused by events beyond reasonable control, including acts of God, severe weather, labor or vendor shortages, supply chain disruptions, utility failures, pandemics, or government actions. Obligations are suspended during the event.​

5. GOVERNING LAW & VENUE - Florida law governs. Any permitted court action (for example, a request for temporary injunctive relief) must be filed in a Florida court of competent jurisdiction.

6. LIMITATION OF LIABILITY - The Manager’s total cumulative liability is limited to the total amount of management fees actually paid by Owner to Manager during the 12 months before the first event giving rise to the claim. No indirect, incidental, consequential, special, or punitive damages (including lost profits, loss of use, or loss of opportunity). This does not limit liability to the extent caused by the Manager’s gross negligence or willful misconduct or where such a limitation is prohibited by law. This section survives termination.

7. NO LEGAL OR TAX ADVICE - We do not provide legal or tax advice. Please consult your attorney or CPA.

8. SEVERABILITY & SURVIVAL - If any term is unenforceable, the rest remains in effect. Provisions that by their nature should survive— including payment obligations, limitation of liability, dispute resolution, order of precedence, and electronic delivery—survive termination.

9. ​SUCCESSORS AND/OR ASSIGNS - This Agreement (including the MSA) binds and benefits each party and its permitted successors and assigns. Manager may assign this Agreement, without Owner’s consent, to any affiliate (an entity that controls, is controlled by, or is under common control with Manager) or to any successor by merger, consolidation, reorganization, or sale of all or substantially all of Manager’s assets or equity; any permitted assignee must assume this Agreement in writing and meet all applicable legal, licensing, and insurance requirements. A change of control of Manager is not an assignment; if any law treats it as one, it is a permitted assignment under this section. Owner may not assign or transfer this Agreement without Manager’s prior written consent; any sale or transfer of the Property or a controlling interest in Owner is deemed an assignment, and Owner remains responsible for amounts that accrued before the effective date unless Manager agrees otherwise in writing. The assigning party will give the other party written notice within 30 days after any permitted assignment. Any assignment in violation of this section is void. This section applies to the MSA to the same extent as to this Agreement.

​

​

​

​