FAQS & RULES for Homeowners:
STR's within HOA's
HOAs & Short-Term Rentals:
Living in an HOA? It can be a wonderful experience—or a challenging one—when it comes to renting out your home. Every HOA is different. Some are supportive and easy to work with. Others operate with a bit more intensity, especially when they don’t fully understand how short-term rentals (STRs) work or how the laws have evolved.
So, will your HOA give you trouble?
Possibly.
Not because they’re “out to get you,” but because many HOAs are operating from outdated information, old bylaws, or unclear rules. Their intentions may be good—they want order and consistency—but sometimes the way they enforce things can feel overwhelming.
Why HOAs push back on STRs
Most of the time, it’s not personal. It’s uncertainty.
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Some HOAs haven’t updated their bylaws in decades.
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Many still enforce rules written before STRs even existed.
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Some board members don’t understand Fair Housing or ADA requirements.
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Others confuse service animals with emotional support animals.
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A few enforce rules inconsistently or without proper legal grounding.
When rules are vague, outdated, or misinterpreted, STR owners often receive mixed messages, surprise fines, or rule changes that seem to appear out of thin air.
Rights as a homeowner
Your Rights as a Homeowner
This is important: You have rights. A lot of them. And HOAs must follow their own bylaws, state laws, and federal housing laws—no exception.
If your HOA allows rentals, you are entitled to operate your property accordingly. And if they want to enforce restrictions, those restrictions:
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Must be written
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Must be publicly posted
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Must apply to all owners consistently
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Must be legal
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Must be updated and aligned with modern standards
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Outdated Bylaws = Not Your Problem
If your HOA is still using rules created decades ago—before Airbnb, VRBO, or even the internet—you are absolutely within your rights to:
✔️ Request clarification
✔️ Ask for updated documents
✔️ Challenge outdated rules
✔️ Bring concerns to board meetings
✔️ Request legal review
✔️ Report the HOA to the proper state or regulatory body if necessary
It is the HOA’s responsibility to keep their bylaws current.
It is your right as the owner to question rules that are no longer relevant, accurate, or legally enforced.
When Personalities Get Involved
Let’s be honest — every community has a handful of board members who take the role very seriously. Some are wonderful and collaborative. Others may communicate bluntly or enforce rules with unusual enthusiasm.
Sometimes it's not about STRs — it’s about personality conflicts, misunderstandings, or fear of change. And when a board member has issues with STRs in general, they may unintentionally make the process difficult for the owners who rely on rental income.
I’ve seen situations where:
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Owners were contacted late at night with “urgent” complaints
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Guests were incorrectly accused of violating rules
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Service animals were mishandled due to misinformation
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Owners were fined for rules that weren’t properly updated
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Boards attempted sudden rule changes right before peak season
One client ended up selling her condo after repeated pressure from two board members who misunderstood federal ADA laws and wrongly fined her disabled veteran guest with a legitimate service dog. That situation led to legal consequences for the HOA—not the homeowner.
The Reality: Some HOAs Work With You, Some Work Against You
Some HOAs welcome STR owners and appreciate the economic boost they bring to the community.
Others see STRs as a disruption and quietly try to push them out through:
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Excessive monitoring
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Unclear rule enforcement
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Sudden policy changes
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Overreaching requests for guest information
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Unreasonable fines
If your HOA technically allows STRs but behaves like they don’t want them, chances are their long-term goal is to reduce or eliminate them altogether.
How to Protect Yourself
Here’s what smart homeowners do:
✔️ Keep EVERYTHING in writing
✔️ Ask for rule citations, not personal interpretations
✔️ Save emails, notices, and texts
✔️ Know your Fair Housing and ADA basics
✔️ Ask for clarification when rules are vague
✔️ Request updated bylaws when they’re outdated
✔️ Operate professionally with documented procedures
✔️ Let your property manager (me) handle as much communication as possible
The Good News
You are NOT powerless.
You are NOT at the mercy of the board.
You are NOT required to accept outdated rules or improper enforcement.
We understand how HOAs operate—the calm ones, the strict ones, the disorganized ones, and the overly enthusiastic ones. We’ve seen it all, and we know how to keep things:
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Professional
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Documented
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De-escalated
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Legally compliant
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In your favor
Together, we protect your rights, your income, and your peace of mind while helping you maintain a positive relationship with your community.
Do I have the time for this?
Do I Have the Time for It?
Don't underestimate the time you need, especially in the beginning. At we do all the heavy work for you. At times, we'll ask for your assistance only because your home is your baby and it's very important we ensure the best for your property. We will manage listings and bookings, prepare your property for guest arrivals, and handle maintenance hands-on. These tasks can take time, and it's our job to ensure that your property is published and ready for the public eye within 72 hours once you signed onto our platform.
Your job: relax and let us do all the work.
Location Demand
Is there demand in my Location?
Location is everything!
Demand is high in popular tourist destinations in Northern Michigan area, Dallas and FL markets. The best part- have a a deep understanding of all three markets. So if you have a property in Naples FL and a property in northern Michigan we can share out your space when you're in one location and vice versa. We work around your schedule!
When performing market research, we work with you and give you a DNA of demand in your prospective area.
How much will I earn?
How Much Will I Earn?
Of course, money is the most significant consideration when starting an short term business. You want to ensure it will pay off financially before you invest your time and resources.
To find out how much you can earn ,we can provide you a income estimator based on your property's location and type. We can show the amount you can earn monthly, depending on the number of nights you selected to have your property booked.
Your earnings will still depend on many other factors, such as your pricing, the demand in your area, the season, and the occupancy rate. Still, the financial projection will give you an idea of whether listing your property will indeed earn profit.
Renter Ready?
Can My Space Meet the Standards?
To ensure high-quality service for guests, we asks all owners to meet basic requirements:
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Reservation commitment- Try not to cancel a guest's booking because you want to use your own space. Any platform will charge a penalty. THOS will always provide a 30 day schedule of activity/bookings ahead. We will certainly share with you what bookings you might have 30+ but please note, bookings status change. We only provide the 30 days schedule not the statement for this reason. We will be creating soon an online owners portal where you can gather more insight on your property.
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Ensuring the property is clean and safe from health and security hazards prior to onboarding
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When hiring us, you agree to let us freshen and use our skills in interior design/decorating to create a space to keep up with the demands of STR's. We will keep you in the loop of these efforts. We will charge the items from the rental income if needed. This means, if you have old worn out towels, bedding we will buy new items as an expense. I promise, we won't go buying the entire Homegoods store. We also want to keep owners personal items stored away and separate your items away from the hand renters hands. IF an owner wants to purchase their own STR items- please take inventory and that THOS/VTM is not held liable for any and all damages. Remember, if you leave the rental in poor/unclean/not well decorated/worn out items/ landscape not groomed this will affect your bookings and reviews. We've had clients in the past live in their home and left if messy and not rental ready. Will is always start with a deep clean and charge the owners which must be paid before the first booking or taken out of the rental income. It's important to let us create a wonderful environment and as the owner it's ultimately your responsibility to provide a safe structure, fully operational home to us prior to us taking over to manage your STR. Please do your research on how an STR/Airbnb should look for highest and best use of space for best results and allow us to support you in these efforts. As interior designers, we always will support you first and make sure you are all taken care of.
Important note to keep in mind as an owner.
*Important Notice to Property Owners*
The following information is not included in the online signup contract; however, owners are required to review and understand all policies provided. During onboarding, Van Treese Management supplies every owner with direct access to all documents, policies, FAQs, and contract materials through our website and email links. By signing the agreement, owners acknowledge receipt of these materials and accept full responsibility for reviewing them.
Van Treese Management, LLC has operated its brokerage and rental divisions for years, and its dedicated short-term and mid-term rental division has been active since 2021. All owner resources—including FAQs, operational policies, expectations, procedures, and contract guidelines—have been publicly available and continuously maintained since the division was established.
Failure to read, review, or access the provided materials does not negate the policies, does not exempt the owner from responsibility, and does not place liability on Van Treese Management or its agents. Access to this information is supplied at the time of signing, and owners are expected to familiarize themselves with all terms. Any claim of “not being aware” or “not being shown” these policies is invalid, as the resources are provided upfront and remain accessible at all times.
When you sign your contract—either electronically or with a wet signature—you are acknowledging that you have reviewed these materials in full.
Some clarifications and expectations may not appear directly within the online contract form, so it is important that you also understand the following principles:
Owner's Expense etc
Owner Expense, Receipt, & Privacy Policy
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All supplies, linens, décor, household items, toiletries, and operational materials purchased for a property are paid for directly through our business accounts and under our company’s tax ID.
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Owners sometimes misunderstand how operational purchases work. Items purchased by us for the property are not automatically owned by the homeowner unless they are in the expense report. Items not in the expense report can only become owner property if there is a separate written agreement and the homeowner directly purchases or funds those items.
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At the beginning of a management relationship, it is common and necessary for us to purchase essential supplies, linens, décor, and operational materials in advance to prepare the home for guests. You agree to this within your contract that we have to get the home rental ready. These purchases are made through our business accounts and are allocated to the property through the rental income it generates. This is standard practice and ensures the home is properly stocked and guest-ready from day one.
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If a homeowner wishes to provide an advance or a designated budget for us to purchase items on their behalf, they are welcome to do so. However, unless such an advance is provided, operational necessities will be purchased as needed and allocated from the rental income of the property. This does not financially impact the owner upfront, as the owner receives the net proceeds after normal operating expenses are applied.
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We do not reimburse homeowners for repairs that our company purchases for operational use. Reimbursing an owner for an expense the owner did not pay for would be inappropriate and would effectively result in double-charging the management company.
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Any expense incurred by our company is allocated to the property through the rental income generated, and the allocated amount is fully reflected on the owner’s monthly statement. The owner’s statement is the official financial record for tax and bookkeeping purposes. Original receipts can be provided if requested.
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Please note, the owner is not the purchaser of record,
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The owner did not incur the tax liability,
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The receipt is legally tied to our business entity,
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Once an expense has been allocated through rental income, the item (bedding, towels, etc.) becomes part of the property’s operational inventory, and owner's asset (should they choose to keep it) We are always happy to leave these items in the home for continued guest use.
What is an Emergency Repair?
⭐ Emergency Repair Policy (Fire • Flood • Gas • Water • Safety Issues)
In the event of an emergency (this is shared in your contract) involving fire, flood, gas leak, plumbing failure, water intrusion, or any condition that threatens the structure, safety, or habitability of the home, we have automatic authority to take immediate action and coordinate repairs at once- no matter the cost. This includes authorization for emergency mitigation services, licensed contractors, and any steps required to protect the property and ensure guest safety.
Emergency repairs are mandatory property expenses and are charged to the property’s operating income (i.e., the rental income generated by the home). These expenses are standard, unavoidable, and necessary to maintain compliance with Michigan habitability and safety requirements.
We do not issue refunds, reimbursements, or credits to homeowners for emergency repair expenses because these are property-related obligations tied to the ownership of the home. Expecting a refund for an emergency repair is not appropriate, as the expense is part of maintaining a rental property and ensuring it remains legally safe and operational.
Just as with any investment property, the homeowner is responsible for the costs associated with maintaining the property, including emergency remediation and safety repairs. Those costs are paid from the rental income allocated to the owner, and any balance is reflected in the monthly owner statement.
Final, Legally Protective Statement
Our duty is to make and document reasonable, good-faith efforts to coordinate repairs. We cannot and do not guarantee final repair outcomes, timelines, complete resolution on the first attempt, or performance of third-party contractors. Van Treese Management is not liable for unresolved issues when evidence of attempted coordination, communication, or vendor outreach has been provided.
Owner's Expense etc
(Airbnb • VRBO • Booking.com • Any OTA)
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Property owners are not permitted to access any private guest information obtained through Airbnb, VRBO, or any other booking platform.
This includes but is not limited to: -
Guest full names
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Phone numbers
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Email addresses
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Payment information
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Government ID verification
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Personal messages or communications
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Booking platform account details
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Travel history
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Any sensitive or identifying data collected by the OTA
For legal, contractual, and privacy compliance reasons, we do not release, disclose, or forward platform-protected guest information to property owners.
This is required under:
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Airbnb Host Privacy Policy
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VRBO/Expedia Group Data Protection Rules
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OTA Terms of Service contracts
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Michigan privacy laws regarding consumer data
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Industry-standard best practices for guest confidentiality
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Owners are entitled only to the operational information necessary for property performance — such as occupancy totals, payout summaries, maintenance notes, and revenue statements — not private guest data or communication logs.
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Sharing OTA-protected guest information with owners is strictly prohibited, would violate federal and platform privacy standards, and may compromise the legal agreements between Van Treese Management and the booking channels.
Pre-existing conditions of my home before I start with a mgt co.
• Pre-existing conditions:
Any issues that existed in your home before we begin management (such as plumbing, electrical, structural, appliance or HVAC problems) remain the responsibility of the Owner. We will assist you in coordinating solutions, but these types of issues cannot be assigned to us or used as grounds to claim fault. It is the owners responsibility to share any and all issues with the home prior to our start
Ongoing Issues
The Owner acknowledges that certain issues may have existed before VTM/THOS began management (for example: plumbing, piping, HVAC, electrical, water pressure, appliance age, structural problems, prior vendor work, or previous damage).
If an issue is pre-existing or recurring due to the age or condition of the home, then:
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VTM/THOS is not responsible for the cause of the issue
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VTM/THOS is not liable for repeat failures
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The Owner must take full responsibility for long-term or large-scale repair solutions
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These issues cannot be used as justification to blame, penalize, or terminate VTM/THOS
This ensures fairness when VTM inherits older problems that did not originate under their management.
Final, Legally Protective Statement
Our duty is to make and document reasonable, good-faith efforts to coordinate repairs. We cannot and do not guarantee final repair outcomes, timelines, complete resolution on the first attempt, or performance of third-party contractors. Van Treese Management is not liable for unresolved issues when evidence of attempted coordination, communication, or vendor outreach has been provided.
Good-faith Efforts & Limitations
⭐ Good-Faith Efforts & Repair Limitations
Van Treese Management commits to making all reasonable, timely, and well-documented good-faith efforts to address property issues. This includes troubleshooting problems, contacting appropriate vendors, scheduling service visits, obtaining quotes, and coordinating all necessary repair steps.
It is important for owners to understand the following:
VTM/THOS will always make a good-faith effort to resolve issues.
This includes:
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Troubleshooting
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Contacting vendors
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Scheduling repairs
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Following up
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Documenting attempts
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Showing proof of communication
If the problem still persists after VTM has shown reasonable effort, then:
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VTM/THOS is not at fault
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VTM/THOS is not liable for losses, reviews, refunds, or damages
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The Owner must take the next step (replacement, specialist, upgrade, or higher-level repairs)
Good-faith effort = effort, not outcome.
VTM is responsible for coordination, not guaranteeing the physical success of the repair.
Owner visits Clause
Owner Visit Clause
We fully understand that this is your home. However, to properly manage your property, prevent calendar conflicts, and protect the rental business, you must notify Van Treese Management in advance anytime you, your family, your friends, or any representative plans to visit or stay at the property.
If and when the Owner visits the home and finds that something still isn’t fixed, but VTM/THOS has already:
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Attempted repairs
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Provided documentation
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Coordinated with professionals
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Followed up multiple times
…then VTM/THOS cannot be blamed for any unresolved condition.
In such cases:
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The Owner must choose another solution (replacement, upgrade, specialty vendor)
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The issue cannot be used to threaten, dismiss, or penalize VTM or use legal action.
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VTM is not responsible for pre-existing failures, repeat failures, or defects beyond their control
This protects VTM from being held responsible for conditions that existed long before management or require Owner-funded intervention.
UNRESOLVED ISSUES DURING OWNER VISITS
If an owner visits and notices something unresolved:
Van Treese Management is not liable if the issue remains outstanding after we have shown documented proof of vendor outreach, repair attempts, scheduling efforts, or communication logs.
Some problems require:
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Owner approval or funding
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Specialized trades or licensed contractors
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Third-party vendor availability
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Repair timelines outside our control
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Conditions related to the age or history of the home
We always aim for fast, effective solutions, but we cannot guarantee outcomes for issues rooted in structural, maintenance, or historical conditions of the property.
Our mission is to support the homeowner, the home itself, and all guests to the highest standard.
CLEANING AFTER OWNER OR FAMILY STAYS
If you or your family stay at the home, please be aware:
🔹 Cleaning fees for owner/relative stays are NOT covered by booking income.
Because these stays are not guest reservations, the cleaning fee is a separate, owner-paid cost and must be paid directly to Van Treese Management if you want our team to clean after your stay.
🔹 You may clean the home yourself — but it must be rental-ready.
Owners are welcome to clean after their own stay. However, for the sake of guest satisfaction:
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Our cleaners follow strict, professional hospitality standards
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Guest expectations may be significantly higher than an owner’s personal cleaning level
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For quality assurance, we strongly recommend using our professional cleaning team
If we clean after your stay, you will receive a separate invoice, as the rental income cannot be used to cover owner stays
How do I terminate my contract?
How to termination your contract & must pick a Choice: When you sign, you are agreeing to these rules.
1: Standard Termination:
Notice Period: If you wish to terminate this contract, whether due to HOA-related reasons or not, a 120-day written notice is required. This notice period begins once VTM confirms receipt of your request in writing. Termination Fees: A termination fee equal to the original startup cost will be applied to your final bill. The same cost you paid to start the service (not rental income related) If you have multiple properties, termination fees apply to each property individually and as the owner hiring you agree to pay for each property we help decorate/support online. For properties with multiple units, fees will be allocated per space. You will also be responsible for any platform cancellation fees related to bookings confirmed outside the 120-day notice period. The platform "cancellation". fees are provided and we will provide those fees on a chart so it's easier to read. Note: VTM does not benefit from the platform cancellation fees. These fees are paid directly back to the platforms, and the bookings will not be fully canceled until these payments are made. Airbnb will charge us as the host a fee since bookings are being cancelled.Booking Commitments: All existing bookings within the 120 notice must be honored up to the end of the notice period. VTM will charge a 50% gross instead of %20 fee foreach reservation. If a reservation falls within the last week of the notice period- please honor it so you can make money. If the home is being sold and the week lands on closing dates or furniture is being removed from the original booking date it must still be honored- unless the guest is physically not allowed to stay on property during VTM will continue to provide services accordingly. We will so our very best to call the guest and offer another location if that last reservation truly won't work. Te owner of that home may not approve of the honor reservation rates of your home and may ask to cover the difference. We will do our best to provide transparency during this sensitive time. Property Sale: If the property is being sold or marketed for sale, you must inform VTM right away. Canceling bookings due to a sale may result in additional penalties. We may be able to work out a deal with Airbnb/VRBO since this is out of our control which may benefit the owner from paying fees. This is not a guarantee. During the notice period, owners agree to be charged $200 monthly admin fee- will apply during the 120-day notice period. Privacy and Information Sharing: VTM is not required to share personal details of reservations due to privacy laws protecting guest information. Owners/clients will only receive limited booking information required for cancellation. Applicability: This choice applies to all service plans.
Choice 2: Immediate Termination- IF you wish to cancel total relationship within 48 hours:Termination Notice and Fees: If you prefer to terminate the contract immediately and cancel all bookings, the following applies: You must pay the total amount required to cancel each booking that is remaining, including any platform and VTM commission fees within 48 hours of notice by owner.The termination fee from the platform is equivalent to the startup fee initially paid. NOT rental income related. VTM will also charge 50% gross booking for any and all canceled confirmed booking/reservation, plus any platform cancellation fees, which typically range from 25-90% of the reservation cost- again from the platform total as commission for working with the guest and then having to provide additional support/time to with the platform and guests to fix and offer solution if any can be applied. Note: VTM does not benefit from the platform cancellation fees. from the platform. A platform charges us as the host the a cancelation fee and will neg impact our online reputation- risk is our online account gets banned from platform if multiple reservations occur. These fees are paid directly back to the platforms, and the bookings will not be fully canceled until these payments are made. We will provide the total amount via spreadsheet and show how many reservation were confirm that the owner wishes to cancel within 48 hours and it will show the percentage cost and total. Platforms may also charge a reassignment fee to assist guests with finding new accommodations- We will provide this proof if this happens this doesn't happen often- it depends on guests + factors. Due to privacy laws, we not required to share personal details of reservations due to guests private information. Owners/clients will receive only limited booking information and the fees that need to be paid as the co-host. As a family company we strive to provide transparency and trust that our information we provide during this sensitive time remains respectful and honest. We truly do not want to loose our relationship with a client. Property Sale: If a owner decides to sell their property and has not chosen a broker yet to sell their property, the owner agree to select broker Van Treese Management as their exclusive Broker/Real Estate Agent and create a relationship separate from STR and will work solely with Van Treese Management Broker to list your home. Sometimes a platform such as Airbnb will allow the Broker/Listing agent to write to Airbnb only if the host is a connected to a broker to deduce termination fees and possibly waive the fees.Summary: This option allows for the immediate termination of the contract within 48 hours. You are responsible for the total cost of of termination for all confirmed bookings, including platform fees, and any related charges. Applicability: This choice applies to all service plans.**
Work-Life Balance &
Communication Guidelines
Work--Life Balance and Communication Guidelines
We value work-life balance, which is essential for providing high-quality service to all clients. To ensure a professional and respectful partnership, communication must be managed appropriately:
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Regular Business Hours: We are available for general communication from Monday to Friday, 9 AM to 5 PM. Please respect these hours for all non-emergency inquiries and administrative matters. We will do the same. We understand that calls may happen after hours and we will gladly answer and support you. Sometimes owners and VTM and THOS want to chat and brainstorm after-hours. While we want you to enjoy family time, we will be happy to take the call.
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Emergency Communication: Urgent situations such as safety concerns, power outages, or major property damage (e.g., leaks or security breaches) will be addressed immediately, regardless of time. In these cases, you can reach out to 24/7. If owner is not able to respond to an emergency, we will make the best decision for the owner/property to ensure safety and comfort. While we understand owners may not be able to answer an emergency call, we will work closely to call out several time to ensure quality for the home. If the owners repeat multiple times, owners agree to pay the cost of the repair/choice of the emergency.
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Non-Emergency Matters: Any non-urgent concerns such as minor property improvements or guest requests (e.g., extra pillows or adjusting booking details) should be discussed during regular business hours. Calls outside of business hours for non-emergency issues will be responded to during the next working day. We will take care of guests needs.
Example: A guest locking themselves out is an emergency that warrants immediate communication, but non-essential items such as a request for extra towels should wait until the next business day. -
Costs Related to Property Operations: Any purchases or services required to maintain or improve property operations (e.g., new linens or repair items) will be charged directly to the Owner and deducted from the monthly payment. We will provide the deductions in monthly statements.
Law Compliance
Compliance with Laws:Owner of property will comply with all local, state, and federal laws, including the Fair Housing Act and will inform VTM of any updates needed in order for the property to run smooth.The Owner is responsible for ensuring the property adheres to all regulations. Any violations related to improper documentation or local rental laws will be the sole responsibility of the Owner.Example: VTM will support and assist the owner ensuring compliance with anti-discrimination laws and local rental regulations, ensuring that no guests are discriminated against.
Fees & Compensation.
Fees and Compensation:The Owner agrees to pay their VTM compensation based on the agreed-upon service plan- This payment comes out of the Booking fee/rental income. STR= 20% gross booking and 31 or more/Month to Month/Lease Term= %12-15 Gross lease. For tax purposes we will send you a 1099 at beginning of the following year. We will require your SSN at the start of our relationship and Photo ID. Each platform will collect taxes from your total rental. Owners agree to pay VTM the Tax fee so we may pay the tax for you since we are using our platform. If you terminate your contract, Tax fees are still required to pay. All monthly reports are sent out the following month. Any expenses are allocated in the statement. All owner-facing documentation is consolidated into the monthly financial statements you receive. Please note, during the time of termination, our fees will increase. Please see your contract.
Fees & Compensation.
Indemnification:The Owner agrees to indemnify and hold VTM and THOS (all services of THOS and VTM) their employees and its affiliates harmless from any land all liability and/or claims arising from the property or guest behavior, including and and all damages caused by guests, third parties, or any activity on the property or around the property that effects operations- such as HOA and any changes of their bylaws/or lack thereof. If legal action is initiated against VTM and/orTHOS, the Owner/employer agrees to cover all associated legal fees and/or agrees to dismiss contact with the responsibility to buy out any remaining reservations/guests currently on property under termination fees. Please selection 7 for more details.Example: If a guest accidentally damages the property, the guest is responsible for covering the cost and VTM will help support the owner in the fullest to go after the guest and to claim the support needed to support the property/owner but VTM is not liable for costs associated.
Owner's Role
Owner’s Responsibilities:
The Owner is responsible for maintaining the property, including repairs, replacements, and insurance coverage. Any maintenance costs under $400 that meets "emergency" related need may be handled by VTM without prior approval may be taken out from income. Anything over that amount $400 will require the Owner’s consent. in the event the owner(s) are not able to give consent in a quick manner under emergency, THOS will consult with VTM quickly to meet to quality and expertise choice to fit the property best needs. Owner agrees not to hold VTM and/or THOS responsible for negative impacts. Repairs that requires the need of the Owners- it must addressed/in process to be fixed within 7 days, or they will be in breach of this Agreement for the safely of the guest. The Owner is responsible for ensuring the property is appropriately furnished, including items such as furniture, kitchen utensils, linens, etc. THOS may recommend replacements for items worn by regular use and owner agrees to give exclusive interior designer rights to THOS for decorating/set up needs if needed. Furnishings like bedspreads, BBQ grills, or kitchen inventory must be replaced by the Owner when deemed necessary by THOS and may give permission for THOS to replace with the agreement that owner pays back with invoice plus set up.. The Owner must also maintain proper home insurance, including liability and property coverage, listing THOS as "Additional Insured" where applicable. Example: If an air conditioning unit breaks(and its not an emergency at the time during a guest’s stay, the Owner must approve repairs beyond $400).
Real Estate Agent & Property Manager
The House of Skrobeck, LLC is fully employed licensed Real estate agent and property manager and very happy to partner with you and is operated by their Broker, Van Treese Management who manages operations. Michael Roger Skrobeck Licensed Realtor and property manager ID: 6501466115 LARA
Our Agreement via Contract
This Agreement is made effective as of the date signed between Van Treese Management Brokerage and the owner(s) of the property or properties to be cared for ("Owner").
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Scope of Services
Van Treese Mgt branch, specializes in STR and THOS specializes in design services for short-term/Mid Term properties. The Owner engages VTM to provide these services as described in this Agreement. -
Legal Compliance and Role: THOS given permission by their employer VTM to fully support the property and the owners to provide full care to the owners and to all guests to meet expectations.
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Authority and Permissions: By signing this Agreement, the Owner/employer authorizes VTM to handle property-related operations within the scope of services, including coordinating all processes related to the property if necessary due to technical issues or operational needs.
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Disclaimer of Guarantees: THOS strives to provide exceptional service but does not guarantee booking or certain results-which is normal. Our role is to enhance the property owner needs and support the operations.
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Acknowledgment of Compliance: The Owner understands that THOS also provides interior decoration services and owner can request this service if needed and THOS is happy to provide this service if and when needed. THOS dedicated to enhancing the property’s performance and guest experience.
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Service Plan and Agreement:
The Owner chooses a service plan in order to hire VTM and it's affiliates . Any changes to the plan after signing may incur additional fees or startup costs, depending on the nature of the changes- typically we won't charge for small changes.. For services outside of co-hosting, such as design, a separate contract will be required. VTM reserves the right to approve changes for the benefit of both parties. Once the contract is signed, VTM services will begin, and any requested changes will result in new plan fees or startup costs as necessary. This payment called "start-up" is not rental income- but rather retaining fee. Example: If an owner selects the basic plan but later wants additional design services, they will sign a separate contract. Any changes to the plan after signing may incur new setup costs.
2. Manager’s Responsibilities:
Our first and primary role is to manage your STR Account and online presence and to your guests. We are happy help assist in the care the property, including guest administration, marketing, and any price adjustments for the property. We are given the opportunity to provide services and will consider input from the owner. All bookings, administration, and guest interactions will be handled by us including phone services, software, and staffing for cleaning/yard to ensure seamless guest experiences from arrival to departure. VTM gives permission to your property manager to support software- like Airbnb/VRBO and etc platforms. All income goes through platform marketing and management systems of VTM with the Owner receiving payments via from delegated channel by Broker. Monthly statements will be provided to the Owner by the each month sharing impacts. THOS is given permission by owner and employer VTM to conduct inspections of the property at anytime to make sure the property is in good standing. VTM will require guests to purchase accidental damage insurance for reservations up to 29 days. For stays booked by a platform exceeding 30 days, guests must provide additional accidental damage insurance and pay a security deposit for the remaining term and THOS is given full permission by VTM/owner to assist in the full comfort and services to honor the guest. Please note, owners have an equal responsibility to us and their property by supporting our efforts while owners may be far away from property.
*The Owner’s signature on this Agreement constitutes full and irrevocable acknowledgment that all terms, conditions, policies, and incorporated guidelines have been read, understood, and accepted without exception. The Owner expressly agrees that no assertion of misunderstanding, oversight, or failure to review shall void, limit, or diminish the enforceability of any provision contained herein. The Owner further agrees to indemnify and hold harmless VTM/THOS from any and all liability, damages, claims, or disputes arising from the Owner’s failure to comply with or adhere to the Agreement and its operational requirements.