Effective Date: June 6, 2025
Last Updated: July 20, 2025
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MANAGEMENT PLANS

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%

• Minimum Monthly Fee: $119

• Maximum Monthly Fee: $199

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

• Renewal Fee: $249 flat fee

 

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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 Broker. To avoid requests for the licensed broker to personally perform tasks that are the responsibility of employees, the MANAGER reserves the right to charge $300 per hour for any time the Broker spends working on tasks that should otherwise be handled by an employee. This fee is intended to safeguard the Broker'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:

1. Maintenance Labor Rates

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

   2. After hours/holidays: $148.50 per hour

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

2. Project Management Rates

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

   2. After hours/holidays: $180.00 per hour

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

3. Markup:

A maintenance and repair markup is applied to all expenses paid by MANAGER for all material, supplies, subcontracted, and any expenses other than labor performed by MANAGER'S employees as follows:

1. Receipts $0 to $250: 25% markup

2. Receipts $250.01 to $500.00: 20% markup

3. Receipts $500.01 to $1,000.00: 15% markup

4. Receipts $1,000.01 to $1,500.00: 10% markup

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

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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.

 

 

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INACTIVATION PROCESS

Upon receipt of the Inactivation Request Form:

1. Manager will cancel all open Work Orders that have not yet been completed.

2. Manager will pay all outstanding bills for labor, material, and subcontracted work. If funds are not available, the current tenant’s security deposit and/or the property reserve will be used to pay these expenses if needed.

3. If the home is occupied, Manager will:

   1. Complete a “Move-Out” in AppFolio, which will release the current tenant’s security deposit to the OWNER during the next distribution.

   2. Upload a PDF of the current lease to the Documents tab in the OWNER’s AppFolio account.

4. Manager will email or text the lockbox code to the OWNER which contains the only keys other than those in the tenant’s possession, if the home is occupied.

5. Manager will issue the final distribution and publish the Owner Statement.

6. If there is a balance due to Manager, OWNER will pay the balance due by making an Owner Contribution in AppFolio within 72 hours of receipt of the Owner Statement. If not paid within 7 days, a lien will be filed on the property and the cost to place the lien will be billed to the property. A $300 Processing Fee will be charged to the property to file the lien. The account will be sent to collections.

7. Post Inactivation Engagement: If OWNER needs assistance after inactivation, OWNER agrees to pay $120 per hour for any services provided by MANAGER at the request of OWNER or OWNER’S representatives.
    

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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 owners, 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. Furthermore, the OWNER agrees that the MANAGER will not provide copies of the Screening Reports, background reports, or Social Security numbers  with owner due to privacy laws and credit reporting restrictions.

3. 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.

4. 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 Broker 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 Broker within 15 days of the Commencement Date. If not provided, Owner will be enrolled in the Broker’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 Agent harmless from any claim or liability that arises when insurance coverage is missing, lapsed, or insufficient. All insurance must name RELogic, Inc. and its affiliates as additional insureds.

5. 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.

6. 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, and serving notices and pursuing legal action. 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.

7. 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.

8. 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.

9. 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.

10. 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.

11. 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.

12. 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.

13. 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.

14. 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.

15. 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.

16. Property Reserve - Manager is authorized to hold $500 in a trust account for each property to cover repairs and expenses. Owner may request to raise this amount by submitting the Property Reserve Update Form under the OWNERS tab.

17. 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.

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

19. Tax Withholding for Non-U.S. Owners - Manager must withhold 30% of gross rent for non-U.S. owners 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.

20. 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.
     

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