Terms &
Conditions

By engaging Turnkeyr's services — whether through a signed management agreement, submission of our owner questionnaire, or any written or verbal authorization — you confirm that you have read, understood, and agree to be bound by these Terms and Conditions, as well as any supplemental agreements, addenda, or property-specific management contracts executed between you and Turnkeyr LLC.

These Terms constitute a legally binding agreement. If you do not agree with any part of these Terms, you should not proceed with engaging our services.

Turnkeyr reserves the right to modify these Terms at any time. Continued engagement with our services following notification of changes constitutes acceptance of the updated Terms.

Turnkeyr provides boutique short-term rental management services for luxury residential properties. Our services include, but are not limited to:

• Listing creation and management across short-term rental platforms (e.g., Airbnb, Vrbo)
• Dynamic pricing strategy and calendar optimization
• Guest communication, screening, and check-in coordination
• Coordination of cleaning, maintenance, and vendor services
• Smart lock and access management installation and oversight
• Revenue reporting and performance analytics
• Short-term rental compliance guidance (not legal advice)

The scope of services provided to each Owner is defined in the individual Property Management Agreement executed at onboarding. Services may be updated, expanded, or modified by written agreement between both parties.

As an Owner engaging Turnkeyr's services, you agree to the following obligations:

• Legal Compliance: You are responsible for obtaining all required permits, licenses, and approvals for operating a short-term rental at your property, including municipal STR licenses and HOA approvals where applicable.
• Insurance: You agree to maintain homeowner's insurance and short-term rental insurance coverage appropriate for your property type and value throughout the management engagement. Turnkeyr may require proof of coverage.
• Property Condition: You agree to maintain the property in a condition suitable for guest occupancy, including functional utilities, appliances, and safety equipment (smoke detectors, CO detectors, fire extinguishers, etc.).
• Owner Access: You agree to provide Turnkeyr and its authorized vendors reasonable access to the property for inspections, maintenance, and turnover operations.
• Accurate Information: You agree to provide accurate and complete information about the property, including any known defects, HOA restrictions, or encumbrances that may affect rental operations.
• Owner Stays: You agree to notify Turnkeyr of any owner-use periods with reasonable advance notice (minimum 7 days unless otherwise agreed), and to block personal use dates in our shared management system.

Onboarding Fee: A one-time onboarding fee is charged at the commencement of the management relationship. The amount is determined by the selected service tier (Basic, Growth, or Enterprise) as outlined in your management agreement. This fee is non-refundable once onboarding work has commenced.

Management Commission: Turnkeyr charges a percentage-based management commission on gross rental revenue collected through the Turnkeyr platform. The commission rate is specified in your Property Management Agreement. This fee is deducted automatically prior to owner disbursement.

Owner Disbursements: Net rental proceeds (gross revenue less Turnkeyr commission, platform fees, and any pre-approved expenses) are disbursed to owners on a schedule defined in the management agreement, typically within 5–10 business days following guest checkout, via the payment method on file.

• All fees are subject to applicable sales or service taxes where required by law
• Turnkeyr reserves the right to adjust management commission rates with 30 days written notice
• Extraordinary maintenance expenses above a pre-agreed threshold require owner approval prior to execution

Turnkeyr operates short-term rental listings under the Turnkeyr brand and platform accounts. By engaging our services, you grant Turnkeyr the non-exclusive right to:

• Create, publish, and manage rental listings for your property across all major booking platforms
• Use professional photography, property descriptions, and marketing materials created during onboarding
• Control listing content, pricing, calendar availability, and guest communications on your behalf
• Collect and process rental payments through Turnkeyr's payment infrastructure

Owners may not simultaneously list the same property on competing platforms or through competing management companies during the term of the management agreement without prior written consent from Turnkeyr, unless otherwise specified in your individual agreement.

Limitation of Liability: To the maximum extent permitted by applicable law, Turnkeyr's total liability to any Owner arising from or related to these Terms or the management of your property shall not exceed the total management commissions paid by that Owner to Turnkeyr in the three (3) months preceding the claim.

Turnkeyr is not liable for:

• Guest damage beyond the limits of applicable platform protection programs or owner insurance
• Loss of rental income due to platform outages, algorithm changes, or market conditions
• Regulatory fines or penalties arising from the Owner's failure to obtain required permits or licenses
• Acts of nature, force majeure events, or circumstances beyond Turnkeyr's reasonable control

Indemnification: You agree to indemnify, defend, and hold harmless Turnkeyr LLC, its officers, employees, contractors, and agents from and against any and all claims, losses, liabilities, damages, and expenses (including reasonable legal fees) arising out of or related to: (i) your breach of these Terms; (ii) your failure to maintain required permits or insurance; (iii) any misrepresentation of property condition or ownership; or (iv) any claim by a third party related to your property that is not caused by Turnkeyr's gross negligence or willful misconduct.

Either party may terminate the management agreement with written notice as specified in your individual Property Management Agreement (typically 30–60 days). Upon termination:

• All confirmed future bookings must be honored or cancelled per platform policies — any resulting penalties are the responsibility of the cancelling party
• Turnkeyr will provide a final revenue disbursement within 30 days of all outstanding bookings completing
• Turnkeyr will remove all listings, marketing materials, and access credentials for the property
• Smart lock access codes and devices installed by Turnkeyr remain the property of Turnkeyr unless purchased separately by the Owner

Turnkeyr reserves the right to terminate a management agreement immediately and without notice in the event of: Owner fraud or misrepresentation; property being used in violation of law; or any action that creates material risk to Turnkeyr, its employees, guests, or third parties.

Turnkeyr collects and processes personal information from property owners and guests in connection with providing management services. This includes contact details, banking information for disbursements, property details, and booking data.

We do not sell or share your personal information with third parties for marketing purposes. Data is shared only with service providers necessary to operate our management platform (e.g., payment processors, booking platforms, cleaning coordination software).

By engaging our services, you acknowledge and agree to our collection and use of data as described in our Privacy Policy, which is incorporated herein by reference and available at turnkeyr.com/privacy.

These Terms and any related agreements shall be governed by and construed in accordance with the laws of the State of New Jersey, without regard to its conflict of law principles.

Any disputes arising under these Terms that cannot be resolved informally shall first be submitted to non-binding mediation. If mediation fails, disputes shall be resolved through binding arbitration under the rules of the American Arbitration Association (AAA), with proceedings held in New Jersey.

Nothing in this section prevents either party from seeking injunctive or equitable relief in a court of competent jurisdiction where necessary to prevent irreparable harm.

If you have any questions about these Terms and Conditions or your management agreement, please contact us:

• Company: Turnkeyr LLC
• Email: [email protected]
• Mailing Address: New Jersey Shore Region (address provided upon engagement)

These Terms were last updated January 1, 2025. Turnkeyr reserves the right to update these Terms at any time. Continued use of our services following notification of changes constitutes acceptance.