From signed to first guest, charted.

Rent comes in, and three kinds of lines come out: our management fee, pass-through expenses like vendor invoices and platform commissions at actual cost, and reserve funding. Every possible line lives in Exhibit C, the single controlling list of every fee: who is charged, who keeps it, in what share. If a charge isn't in Exhibit C, it cannot appear on your statement.Exh. C

And we're contractually barred from publishing any fee summary or marketing material that differs from it. This page included.§4.3

Whatever Exhibit C says, row by row. Some are shared with you, like the pet fee, which offsets wear on your furnishings. Some are ours because they fund work we perform, like the turnover fee, which pays every cost of the clean.§8.3, Exh. C

Platform commissions pass through with nothing retained by us. One heads-up most managers skip: platforms calculate commission on the whole reservation, guest fees included, and it shows as one line on your statement. We don't set it and we keep none of it.§8.6, Exh. C

No. Vendor invoices pass through at actual cost, and where we coordinate the job, the coordination fee is its own labeled line, never buried in the invoice.§7.4, Exh. C

You set your approval limit, $500 per work order if you leave it blank, and nothing above it moves without you. True emergencies work the way you'd hope: life safety and active water get handled immediately, everything else gets a call and a text to you first.§7.1, §7.2

Want a second opinion on any in-house work? Ask for a third-party quote, any time.§7.6

Dynamically, nightly, channel by channel, tuned to this coast's calendar: golf weeks, bike rallies, CCMF, snowbird winters. You set a floor rate you're comfortable with and we never price beneath it.§2.2, Exh. B

What we won't do is promise a number, and we'd encourage caution with anyone who does. The agreement says it plainly: no minimum revenue or occupancy is promised. What you get is checkable performance, on a live portal and a monthly statement, with the right to inspect the books behind them.§5, §9.5

Our own crew, led by our field operations partner, engaged and paid by us. Because we perform the turnover instead of dispatching it, we're contractually responsible for the work and for our crew's conduct at your property.§7.3, §8.4

Every turnover is documented with dated photos kept at least twelve months, we run quality checks between stays, and we carry our own commercial liability, professional liability, and crime coverage, certificate on request.§11.4, §5, §11.2

Recovery runs in a fixed order, and you're last, not first: Guest Damage Protection, then the guest or platform, then your insurance, and only then you, for whatever's left. Every step is documented on your statement.§11.4

Step one is already on. Guest Damage Protection runs on every property we manage, funded by the guest, never billed to you, up to a per-reservation limit we'll confirm any time you ask.§8.9

And you're never pushed to file on your own policy over small stuff: if the leftover loss is under your deductible plus $2,500, you don't have to tender a claim at all.§11.4

Yes, and we'd rather you read it here than meet it on your first statement. A rolling reserve comes out of payouts to cover what lands late: refunds, chargebacks, guest claims, emergency repairs.§9.3

It's capped in your agreement, up to 10% of payouts and never more than the greater of $1,500 or 15% of your trailing three-month average. It rebuilds as it's used, applies only to your property, and the balance comes back when we part ways.§9.3, §3.6

Ask us in writing and we'll board up, secure, and prep the property, coordinated like any other maintenance job. We'll tell you within 48 hours if there's a mandatory evacuation order, and again within 48 hours of getting back in, with anything we find.§7.7

Worth knowing up front: storm prep isn't automatic, so tell us what you want done rather than assuming. And we won't send our people into an evacuation zone, which we hope goes without saying.§7.7

On bookings, we try to move guests to new dates before letting them cancel wherever the platform allows it, and our management fee credits back on anything refunded.§8.10, §8.7

Simply. Either of us can walk in the first sixty days with no fee, and any twelve-month term ends clean with thirty days' notice before renewal.§3.3, §3.2

Leave mid-term after day sixty and a $750 fee applies, waived if you're going because of something on our end, a rule change, a turnover fee revision you objected to, or a sale. It never applies when we're the ones ending things.§3.4, Exh. B

Bookings we earned but hand off unserviced are invoiced at the management fee they'd have carried, credited back on anything fully refunded.§3.4

Either way, your calendar, reservation history, and the photos you paid for leave with you inside thirty days.§3.6, §13.2