The House of Skrobeck, LLC is fully employed by Van Treese Mgt and property manager, Michael Skrobeck is fully licensed real estate agent employed by Van Treese Management and very happy to partner with you and is operated by their Broker Van Treese Management who manages THOS llc and all STR's and all real estate and property mgt and operations.
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").
1. 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.
2. 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.
3. 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.
4. 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.
5. 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.
**1. 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**
We are here to 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 THOS as instructed by employer VTM including phone services, software, and staffing for cleaning/yard to ensure seamless guest experiences from arrival to departure. VTM gives permission to THOS to support software- like Airbnb. Airbnb/Hostaway platforms. All income goes through platform marketing and management systems, such as Airbnb, VRBO or Hostaway or 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.
**3. 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 during a guest’s stay, the Owner must approve repairs beyond $200. If a BBQ grill rusts over time, the Owner must replace it to ensure guest satisfaction.*
**4. 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.
**5. 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.
**6. 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.*
**7. Termination and Notice**
See Below
**8. 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:
**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.
**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.
**9. 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.*
**11. 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 (rental income an expense) and deducted from the monthly payment. We will provide he deductions in monthly statements.
**11. Property Sale **
Property Sale: If a owner decides to sell their property and has not chosen a broker yet to sell their property, the owner agrees 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.
Choice 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.
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.
