# SHORT-TERM RENTAL CO-HOSTING AGREEMENT --- **⚠️ DISCLAIMER:** This is a template for educational purposes. It has not been drafted by an attorney. Laws vary by jurisdiction. **You must have this reviewed by a qualified lawyer in your state/country before signing.** This document does not constitute legal advice. --- ## 1. PARTIES This Co-Hosting Agreement ("Agreement") is entered into on **[DATE]** by and between: **Property Owner ("Owner"):** - Name: ________________________________________ - Address: ________________________________________ - Phone: ________________ | Email: ________________ **Co-Host ("Manager"):** - Name / Company: ________________________________________ - Address: ________________________________________ - Phone: ________________ | Email: ________________ (Collectively "the Parties") --- ## 2. PROPERTY The property subject to this Agreement ("the Property") is located at: ________________________________________________________ ________________________________________________________ **Property Details:** - Bedrooms: ______ | Bathrooms: ______ - Max Occupancy: ______ - Parking Spaces: ______ (☐ Garage ☐ Driveway ☐ Street) **Owner confirms:** - ☐ Owner holds clear title to the Property - ☐ The Property is in compliance with all applicable zoning laws and HOA/condo association rules regarding short-term rentals - ☐ Owner has provided Manager with a copy of all applicable HOA/condo bylaws - ☐ Owner holds valid homeowner's insurance that permits short-term rental activity (or will obtain such insurance prior to the first guest stay) - ☐ All required local STR permits/licenses have been obtained ☐ Permit #: ________________ or ☐ Manager is authorized to apply on behalf of Owner - ☐ The Property is in safe, habitable condition with functioning smoke detectors, carbon monoxide detectors, fire extinguisher, and GFCI outlets in wet areas --- ## 3. TERM AND TERMINATION ### 3.1 Initial Term This Agreement begins on **[START DATE]** and continues until terminated. ### 3.2 Termination **Without Cause:** Either party may terminate with **[30 / 60 / 90]** days' written notice. **With Cause:** Either party may terminate immediately upon material breach by the other party, provided: - The breaching party is given **7 days** written notice and fails to cure the breach. **Upon Termination:** - Manager will complete all bookings with check-in dates **on or before** the termination date. - Bookings with check-in dates **after** the termination date will be canceled by mutual agreement. Any cancellation penalties will be [☐ split equally ☐ paid by terminating party ☐ paid by Owner ☐ paid by Manager]. - Manager will transfer all listing credentials, guest communications, and booking data to Owner within **5 business days** of termination. - Manager will remove all Manager-owned property (linens, supplies, smart devices marked as Manager's property) within **14 days**. - Outstanding fees owed to Manager will be paid within **15 days** of termination. ### 3.3 Suspension Owner may suspend new bookings at any time without terminating this Agreement by providing written notice. Existing bookings will be honored. --- ## 4. SCOPE OF SERVICES Manager agrees to provide the following services ("Services"): ### 4.1 Listing Management - Create and optimize the Airbnb listing (title, description, photos, amenities, house rules, pricing) - Cross-list on other platforms: ☐ Booking.com ☐ VRBO ☐ Direct booking site ☐ Other: __________ - Maintain calendar availability and sync across all platforms - Adjust pricing using: ☐ dynamic pricing software ☐ manual strategy based on Manager's discretion - Set minimum stay requirements, instant book settings, and guest requirements ### 4.2 Guest Communication ☐ **Standard** — Respond to all guest inquiries and messages within **[4 / 6 / 12]** hours between 8am–10pm ☐ **24/7** — Respond to all guest messages within **1 hour** at all times, including emergencies overnight ### 4.3 Booking Management - Screen guests using: ☐ Airbnb's built-in screening ☐ Autohost ☐ Superhog ☐ Other: __________ - Manage check-in instructions (smart lock codes, directions) - Manage check-out instructions - Handle guest issues, complaints, and disputes - Process security deposit claims when applicable ### 4.4 Cleaning and Turnover - Schedule cleaning between each guest stay - Inspect the Property (in person or via cleaner photos) after each turnover - Restock consumable supplies (toilet paper, paper towels, soap, coffee, etc.) — Cost: ☐ billed back to Owner ☐ included in Manager's fee - Report any damage, missing items, or maintenance issues to Owner within **24 hours** ### 4.5 Maintenance - Coordinate repairs and maintenance with contractors - For repairs under $**[200 / 300 / 500]** , Manager is authorized to proceed without prior Owner approval - For repairs over the threshold, Manager must obtain Owner approval (with an exception for emergencies posing risk to persons or property) - Maintain a maintenance log available to Owner upon request ### 4.6 Reviews - Leave reviews for guests in a timely manner - Respond to all guest reviews (positive and negative) ### 4.7 Financial Reporting - Provide Owner with a monthly statement showing: - Gross booking revenue - Airbnb/OTA service fees - Manager's fee and calculation - Cleaning costs - Maintenance and supply costs - Net payout to Owner ### 4.8 Services NOT Included (Owner is responsible for) - Mortgage payments, property taxes, HOA dues - Utility bills (electric, water, gas, internet, trash) - Homeowner's / landlord insurance premiums - Major capital improvements (appliance replacement, structural repairs) - STR permit/license fees - Deep cleaning / carpet cleaning (☐ unless caused by normal guest use ☐ billed to Owner) - Landscaping and pool maintenance (☐ Manager will coordinate for a flat monthly coordination fee of $______ ☐ Manager will coordinate at cost ☐ excluded entirely) --- ## 5. FEES AND PAYMENT ### 5.1 Management Fee Manager's fee shall be: ☐ **Percentage Only:** ______% of gross booking revenue (including cleaning fees collected from guests) ☐ **Hybrid:** ______% of gross booking revenue + $______ monthly base fee ☐ **Tiered:** - ______% on monthly gross revenue up to $__________ - ______% on monthly gross revenue above $__________ ☐ **Other:** ________________________________________________ ### 5.2 Setup Fee ☐ No setup fee ☐ One-time setup fee: $__________ (covers: photography, initial staging consultation, listing creation) ### 5.3 Fee Calculation "Gross booking revenue" means: the total amount paid by the guest, including the nightly rate, cleaning fee, and any extra guest/amenity fees — but **excluding** Airbnb service fees collected by Airbnb and occupancy taxes remitted by Airbnb. ### 5.4 Payment Method ☐ **Airbnb Co-Host Payout Split:** Owner will configure Airbnb's co-host payout feature to automatically split each payout: ______% to Manager, ______% to Owner. For revenue from other platforms, Manager will invoice Owner monthly and Owner will pay within 15 days. ☐ **Direct Invoice:** Manager will invoice Owner monthly. Owner will pay within 15 days of receiving the monthly statement. ### 5.5 Late Payments Invoices not paid within **15 days** accrue interest at the rate of **1.5% per month** (or the maximum rate permitted by law, whichever is lower). ### 5.6 Security Deposit ☐ Manager may collect a refundable security deposit of $______ from guests. Deposit claims will be processed in accordance with the booking platform's policies. ☐ No security deposit will be collected from guests. --- ## 6. OWNER OBLIGATIONS Owner agrees to: 1. **Insurance:** Maintain adequate property insurance that explicitly permits short-term rental activity. Provide Manager with proof of insurance upon request. 2. **HOA/Condo Compliance:** Remain solely responsible for ensuring the Property complies with all HOA/condo bylaws, rules, and regulations. Any fines or penalties levied by the HOA/condo association related to guest activity are Owner's responsibility, unless directly caused by Manager's gross negligence. 3. **Legal Compliance:** Obtain and maintain all required short-term rental permits, licenses, and registrations. Manager may assist with the application process but Owner bears ultimate responsibility. 4. **Safety:** Ensure the Property meets all applicable safety codes including working smoke detectors, carbon monoxide detectors, fire extinguisher(s), and secure locks on all entry doors and windows. 5. **Furnishings & Supplies:** Provide the Property fully furnished and stocked with: - Beds with mattresses, mattress protectors, pillows, and bedding for all advertised sleeping spaces - Basic kitchen equipment (cookware, utensils, dishes, glasses for the max occupancy) - Towels (bath, hand, face) for the max occupancy - An initial supply of consumables (toilet paper, paper towels, soap, trash bags) 6. **Access:** Provide Manager with access to the Property for inspections, maintenance, and emergency situations. If Owner retains a key/code, Owner will not enter the Property during guest stays except in genuine emergencies with advance notice to Manager. 7. **Disclosure:** Immediately inform Manager of any known defects, hazards, pest issues, or pending legal/insurance claims related to the Property. 8. **Non-Interference:** Not contact guests directly, attempt to book guests outside the platform, or solicit bookings that circumvent Manager. --- ## 7. MANAGER OBLIGATIONS Manager agrees to: 1. **Standard of Care:** Perform all Services in a professional and diligent manner consistent with industry standards for short-term rental management. 2. **Licensing & Insurance:** Maintain: - ☐ A valid business license in the jurisdiction where the Property is located - ☐ Commercial general liability insurance of at least $1,000,000 - ☐ Professional liability (errors & omissions) insurance of at least $500,000 3. **Legal Compliance:** Operate the Property in compliance with all applicable laws, including: - Short-term rental regulations - Occupancy limits - Noise ordinances - Tax collection and remittance (where not handled automatically by booking platforms) 4. **Screening:** Use reasonable efforts to screen guests and reject bookings that present a high risk of parties, property damage, or neighborhood disturbance. 5. **Financial Transparency:** Maintain accurate financial records for the Property and provide monthly statements to Owner. 6. **Data Privacy:** Handle all guest personal data in compliance with applicable privacy laws and the booking platform's terms of service. 7. ☐ **Exclusivity:** During the term of this Agreement, Manager [☐ will / ☐ will not] serve as the exclusive manager for the Property. Owner [☐ may / ☐ may not] list the Property on other platforms or self-manage. --- ## 8. INSURANCE AND LIABILITY ### 8.1 Insurance Stack The Parties agree that coverage will be layered as follows: 1. **Primary:** Owner's property insurance and personal liability coverage 2. **Platform Coverage:** Airbnb AirCover for Hosts (or equivalent platform-provided protection) 3. **Supplemental:** ☐ Manager's commercial general liability policy ☐ Separate STR-specific policy (carried by: ☐ Owner ☐ Manager) ### 8.2 Damage and Theft - **Guest-caused damage:** Manager will pursue claims through the booking platform's host protection program first. Any shortfall will be addressed through the applicable insurance policies. - **Damage discovered after guest departure:** Manager must report to Owner within **48 hours** and begin the claims process immediately. - **Normal wear and tear:** Remains Owner's responsibility and is not covered by this Agreement. ### 8.3 Liability - Manager is not liable for guest injuries, guest property loss, or property damage caused by guests, except where directly attributable to Manager's gross negligence or willful misconduct. - Owner indemnifies and holds Manager harmless against all claims, damages, and expenses arising from: - Pre-existing property conditions unknown to Manager - Owner's failure to disclose known hazards - Owner's failure to maintain required insurance - Manager indemnifies and holds Owner harmless against all claims, damages, and expenses arising from Manager's gross negligence or willful misconduct. ### 8.4 Limitation of Liability To the maximum extent permitted by law, Manager's total liability under this Agreement shall not exceed the total fees paid by Owner to Manager in the **12 months** preceding the claim. --- ## 9. SMART DEVICES AND TECHNOLOGY ### 9.1 Devices Installed by Manager Manager may install the following devices at the Property: - ☐ Smart lock (brand/model: __________________________) — ☐ remains Manager's property ☐ becomes Owner's property - ☐ Noise monitor (brand/model: __________________________) — ☐ remains Manager's property ☐ becomes Owner's property - ☐ Security camera — ☐ exterior only ☐ doorbell camera — ☐ remains Manager's property ☐ becomes Owner's property - ☐ Smart thermostat — ☐ remains Manager's property ☐ becomes Owner's property - ☐ Other: ________________________________________________ ### 9.2 Device Policies - No recording devices of any kind will be placed in bedrooms, bathrooms, or interior living spaces where guests have a reasonable expectation of privacy. - All cameras will be disclosed in the listing in compliance with Airbnb's policies. - Noise monitors record decibel levels only and do not capture audio recordings. They will be placed in common areas and disclosed in the house rules. ### 9.3 Software Manager will use the following software/services to manage the Property: - Dynamic pricing: ☐ PriceLabs ☐ Beyond ☐ Wheelhouse ☐ Other: __________ - Guest messaging: ☐ Hospitable ☐ Guesty ☐ Airbnb scheduled messages ☐ Other: __________ - Cleaning management: ☐ TurnoverBnB ☐ Breezeway ☐ Other: __________ - PMS (if applicable): ☐ Guesty ☐ Hostfully ☐ Lodgify ☐ Other: __________ Software costs are: ☐ included in Manager's fee ☐ billed back to Owner at cost ☐ split 50/50 --- ## 10. CONFIDENTIALITY AND NON-SOLICITATION ### 10.1 Confidentiality Both Parties agree not to disclose confidential information obtained through this Agreement to any third party, including but not limited to: - Revenue and financial data - Guest personal information - Proprietary pricing strategies - Business processes and templates ### 10.2 Non-Solicitation During the term of this Agreement and for **12 months** after termination, Owner agrees not to directly solicit, hire, or contract with any cleaner, handyman, or service provider introduced by Manager without Manager's written consent. If Owner does so, Owner will pay Manager a finder's fee of $____________ per service provider. --- ## 11. DISPUTE RESOLUTION ### 11.1 Good Faith Negotiation The Parties agree to first attempt to resolve any dispute through direct, good-faith negotiation for a period of at least **15 days**. ### 11.2 Mediation If direct negotiation fails, the Parties agree to submit the dispute to mediation administered by [☐ JAMS ☐ AAA ☐ local mediator mutually agreed upon] before pursuing any other remedy. Mediation costs will be split equally. ### 11.3 Arbitration / Litigation ☐ **Arbitration:** Any dispute not resolved through mediation shall be settled by binding arbitration administered by [JAMS / AAA] in **[CITY, STATE]** . Judgment on the arbitrator's award may be entered in any court having jurisdiction. ☐ **Litigation:** Any dispute not resolved through mediation shall be litigated in the courts of **[COUNTY, STATE]** . The prevailing party shall be entitled to reasonable attorney's fees and costs. ### 11.4 Governing Law This Agreement shall be governed by the laws of the State of ____________________. --- ## 12. GENERAL PROVISIONS ### 12.1 Entire Agreement This Agreement constitutes the entire understanding between the Parties and supersedes all prior agreements, whether written or oral. ### 12.2 Amendments This Agreement may only be amended in writing signed by both Parties. ### 12.3 Severability If any provision is held invalid or unenforceable, the remaining provisions shall remain in full force and effect. ### 12.4 Assignment Neither party may assign this Agreement without the other party's written consent. However, Manager may assign this Agreement as part of a sale of substantially all of Manager's co-hosting business assets. ### 12.5 Force Majeure Neither party shall be liable for failure to perform obligations under this Agreement due to events beyond reasonable control, including natural disasters, pandemics, government orders, or platform shutdowns. ### 12.6 Notices All notices shall be in writing and delivered via email to the addresses listed in Section 1, with a follow-up copy sent via certified mail if no acknowledgment is received within 48 hours. ### 12.7 Independent Contractor Manager is an independent contractor, not an employee, partner, or joint venture participant of Owner. Manager is solely responsible for its own taxes, insurance, and business expenses. --- ## 13. SIGNATURES The undersigned acknowledge that they have read, understood, and agree to be bound by this Agreement. **PROPERTY OWNER:** Signature: ________________________________ Printed Name: ________________________________ Date: ________________________________ **CO-HOST / MANAGER:** Signature: ________________________________ Printed Name: ________________________________ Date: ________________________________ --- ## EXHIBIT A — PROPERTY INVENTORY | Item / Category | Quantity | Condition (1-5) | Notes | |---|---|---|---| | Beds (list each) | | | | | Mattress protectors | | | | | Sheet sets (per bed) | | | | | Pillows (per bed) | | | | | Bath towels | | | | | Hand towels | | | | | Washcloths | | | | | Cookware set | | | | | Dinner plates | | | | | Bowls | | | | | Glasses | | | | | Mugs | | | | | Silverware set | | | | | Coffee maker | | | | | Toaster | | | | | Microwave | | | | | Television(s) | | | | | WiFi router | | | | | Smoke detectors | | | | | CO detectors | | | | | Fire extinguisher | | | | | First aid kit | | | | **Photos of each room were taken on:** ______________ and are attached. --- ## EXHIBIT B — HOUSE RULES (Guest-Facing) *The following rules will be displayed on the listing and in the Property:* 1. **Check-in:** After [3:00 / 4:00] PM | **Check-out:** Before [10:00 / 11:00] AM 2. **Quiet hours:** 10:00 PM – 8:00 AM (strictly enforced by noise monitor) 3. **No parties or events** of any kind. Violation = immediate eviction without refund. 4. **No smoking** anywhere on the Property. $[250 / 500] remediation fee for violations. 5. **No unregistered guests.** All overnight guests must be included on the reservation. 6. **Max occupancy:** ______ persons at all times. 7. **Pets:** ☐ Not allowed ☐ Allowed with $______ pet fee ☐ Allowed at no charge (breed/size restrictions: ____________) 8. **Parking:** [instructions] 9. **Trash:** [instructions] 10. **Lost key / lockout:** $______ fee 11. **Late checkout:** $______ per [30 / 60] minutes past checkout time (unauthorized late checkouts only) 12. **Security camera disclosure:** [list all cameras and their locations] --- ## EXHIBIT C — FEE SUMMARY (One-Page Cheat Sheet) | Item | Amount | Paid By | |---|---|---| | Manager's fee | ______% of gross | Auto-split from Airbnb payout | | Setup fee (one-time) | $__________ | Owner | | Cleaning (per turnover) | ~$__________ | ☐ Guest (via cleaning fee) ☐ Owner | | Dynamic pricing software | ~$______/mo | ☐ Manager ☐ Owner | | Guest messaging software | ~$______/mo | ☐ Manager ☐ Owner | | Supplies restock | At cost | ☐ Manager ☐ Owner | | Repairs under $______ | At cost | Owner (Manager authorized to proceed) | | Repairs over threshold | At cost | Owner (approval required) | | Utilities | Variable | Owner | | STR permit | $______/yr | Owner | | Insurance | Variable | Owner | --- *End of Agreement*