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This Agreement establishes the terms under which Kozy at Home LLC ("Co-Host") will manage the short-term rental operations of the property at [Property Address, City, State ZIP] on behalf of [Owner Full Name], on behalf of [Owner Entity Name, if applicable] ("Owner"). The Co-Host will act as an authorized representative for listing, booking management, guest communication, and operational oversight in accordance with Kozy at Home's Standard Operating Procedures (SOP) and the specific terms agreed between the parties.

Effective Date: [Effective Date]

Month-to-Month

This Agreement operates on a month-to-month basis commencing on the Effective Date above. There is no fixed term. Either party may terminate by providing thirty (30) days written notice.

Active Bookings at Termination

Co-Host will be compensated for, and will service through completion, every confirmed reservation that checks in on or before the last day of the term (or, if this Agreement is ended by written notice, the last day of the notice period) — including any stay that begins during the term and checks out after it ends. Reservations that check in after that last day will transfer to Owner's management at no charge to Owner. The Agreement concludes upon the final serviced checkout.

Six-Month Review

At the six-month mark, both parties will meet to review the working relationship. The goal is to assess performance and, where appropriate, transition toward a more committed long-term agreement that reflects the partnership both parties intend to build.

Immediate Termination for Cause

Either party may terminate immediately for: (1) material breach not cured within 10 days of written notice; (2) fraud, theft, or willful misconduct; or (3) loss of required licenses or registrations.

The following services are included in the Co-Host management fee at no additional charge:

Guest Management

Guest communication is the Co-Host's primary responsibility. Owner will only be brought in under specific circumstances requiring Owner's input or approval — this will not be routine. Before contacting any guest regarding a dispute or resolution, Co-Host will first consult Owner. Owner retains final authority on how issues are addressed.

• Respond to all guest inquiries within 1 hour (business hours); 2 hours (after hours)
• Manage full pre-arrival communication: confirmation, check-in instructions, welcome, mid-stay check-in, checkout reminder, post-stay review request
• 24/7 emergency guest support
• Complaint handling and issue resolution during stay — with Owner consultation before any resolution is communicated to the guest

Guest Screening

• Guests must be 18 years of age or older to book
• Instant Book enabled with "Good Track Record" guest requirement activated
• Minors permitted only when accompanied by a parent or legal guardian
• All house rules — including the age requirement — written clearly in the listing

Listing & Calendar Management

• Maintain and optimize listing (title, description, photos, pricing) across agreed platforms
• Calendar synchronization to prevent double bookings
• Dynamic pricing adjustments to maximize occupancy and revenue
• Quarterly listing reviews and competitor monitoring

Cleaning & Turnover Coordination

• Coordinate all turnovers with Owner's existing cleaner as primary
• Maintain a qualified backup cleaner on file — same cleaner used as consistently as possible when Owner's primary cleaner is unavailable
• Any vacuum or cleaning equipment brought onto the property will be thoroughly cleaned before entry, every time
• Verify property readiness after each turnover with post-checkout inspection
• Conduct monthly property walkthroughs covering cosmetic, plumbing, electrical, appliance, safety, and exterior conditions — written report delivered to Owner within 48 hours
• Quarterly deep cleaning coordination

Routine Maintenance — Included in Co-Hosting Fee

• AC filter change and drainage line cleanout (scheduled)
• Post-checkout damage documentation with photos
• Reporting maintenance issues to Owner with photos and details
• Emergency response coordination (24/7)

Quick Fixes (no work order required)

• Replace burned-out light bulbs, night lights, batteries (remotes, smart locks, detectors)
• Reset tripped GFCI outlets or circuit breakers (single, non-recurring)
• Replace shower drain hair catcher; clear minor clogs (drain snake/Drano)
• Replace toilet flapper or handle (running toilet fix); tighten loose toilet seat
• Replace or re-secure showerhead; replace worn faucet aerator
• Replace broken small appliances (coffee maker, toaster, hair dryer)
• Reset or swap Wi-Fi router; re-pair streaming devices
• Tighten loose door hinges; adjust doors that do not latch; lubricate sticking locks
• Replace smart lock batteries; reset lost access codes
• Replace missing window screens; tighten window lock latches
• Tighten loose furniture legs; replace drawer pulls or cabinet knobs
• Replace shower curtain hooks, rings, or tension rod
• Restock all guest consumables (toilet paper, soap, paper towels, coffee, trash bags, etc.)
• Replace stained or worn bath mats, throws, or decorative pillows
• Replace expired or discharged fire extinguisher; restock first aid kit
• Test pool alarm monthly; reset and replace batteries after false alarm
• Test and reset smoke/CO detectors after false alarm; replace batteries

Compliance & Regulatory Support

• Maintain records required by city, county, and state regulations
• Provide documentation support for insurance, tax, and licensing renewals
• Prepare, submit, and track all initial [City] registration and permitting applications required to bring the property into compliance prior to launch — see Section 4, City Registration & Permitting

The property is [not yet / already] registered with [City]. Co-Host will handle the registration and permitting process on Owner's behalf, from application through approval, as applicable to [City] and [County], as described below.

Co-Host Registration Services

• Prepare and submit the [City] Zoning Certificate of Use (ZCU) / land-use approval, if required
• Prepare and submit the [City] Business Tax Receipt (Business License) application
• Complete the [City] short-term / vacation rental registration, if separate from the Business Tax Receipt
• Schedule and coordinate the required [City] Fire Department inspection, if applicable
• Register the local responsible party with the [City] Police Department, including any required notarized trespass affidavit, if applicable
• Prepare and submit the FL DBPR Resort Dwelling License application
• Register the property for Florida Sales Tax & Transient Rental Tax, [County] Tourist Development Tax, and [County] Business Tax Receipt
• Provide Owner with copies of all confirmations, certificates, and licenses once issued

Permitting & Registration Fees

All permitting, registration, license, and inspection fees assessed by [City], [County], or the State of Florida are Owner's responsibility. Co-Host does not advance, collect, or mark up these fees. Before submitting any application requiring payment, Co-Host will provide Owner with the fee amount and payment link or instructions listed on the applicable city, county, or state portal; Owner will remit payment directly to the issuing authority.

Co-Host will notify Owner of each fee amount at the time of application; fee amounts are set by the issuing authority and are subject to change without notice from Kozy at Home.

Timeline & Owner Approval

Co-Host will begin the registration process within ten (10) business days of this Agreement's Effective Date and will keep Owner informed of status at each stage. Nothing will be submitted on Owner's behalf without Owner's prior review where Owner signature, notarization, or payment is required. The property will not be listed or accept bookings until all required registrations and licenses are confirmed active.

Fee Basis

The management fee is calculated on the gross nightly base rate only — the per-night amount charged to guests before any additional charges. The following are excluded and retained 100% by Owner: cleaning fees, pet fees, extra person fees, late check-out fees, and all other ancillary charges.

Rate Structure

Platform Management Fee

The management fee above covers the property's Airbnb listing. If Owner chooses to also list the property on additional platforms (such as VRBO or Booking.com), Owner will be charged a flat $15 per month platform management fee. This fee covers the cost of the third-party property management software (e.g., Hospitable) that Co-Host must use as a bridge to manage multiple platforms from one place, including guest messaging, calendar synchronization to prevent double bookings, and listing management. The platform runs in the background only — Owner is never required to log into or use the software directly. Once Owner opts in, the fee is billed monthly regardless of occupancy and is separate from the percentage-based management fee above. No platform management fee applies while the property is listed on Airbnb only.

6-Month Performance Review

At the conclusion of month 6, Co-Host will deliver a formal performance review covering booking performance, occupancy rate, gross revenue, guest review scores, and operational highlights. The management fee will increase to the Month 7+ rate above beginning month 7. If performance standards have not been met, the probationary rate may be extended by mutual written agreement.

Emergency Repairs

Co-Host may authorize emergency repairs up to $200.00 without prior Owner approval when necessary to protect the property or guest safety. Owner will be notified immediately. All other repair work requires Owner's written approval before scheduling. Mechanic's Lien Waivers are obtained from every contractor before payment is released.

Established Vendors

Owner's established vendors (exterminator, electrician, plumber) are coordinated at no additional fee — included in co-hosting. Co-Host handles scheduling, property access, and follow-up on Owner's behalf.

New Vendors

For any vendor outside Owner's established team, Co-Host will notify Owner, obtain competitive quotes, and coordinate with Owner's written approval. Any coordination fee will be discussed and agreed upon before any work is scheduled.

Direct Payment to Owner

Owner remains the primary host on all rental platforms. All guest payments are disbursed directly to Owner's account by the platform. Co-Host will never receive or hold Owner's funds.

Co-Host Invoice

Co-Host will issue Owner a written invoice every fifteen (15) days for management fees accrued on completed stays, plus the monthly platform management fee, if applicable (Section 5). Owner will remit payment within five (5) business days of receipt.

Cleaning Fee Payment

Cleaning fees are managed directly between Owner and Owner's cleaning provider. Cleaning fees shall be remitted to the cleaning provider within twenty-four (24) hours of the completion of each reservation turnover. The same standard applies to Co-Host's cleaners in the event Owner's cleaner is unavailable.

Owner agrees to:

• Provide the property in rental-ready, safety-compliant, and fully furnished condition.
• Maintain all utility accounts (electric, water, internet) in good standing throughout the term.
• Maintain homeowners and rental insurance coverage on the property, including Commercial General Liability insurance covering premises operations, personal injury, property damage, and expanded property damage, as required by [City] short-term rental ordinance / regulations, if applicable.
• Approve and fund all non-emergency repair costs upon Co-Host's request.
• Replenish essential guest supplies within 48 hours of Co-Host notification; failure authorizes Co-Host to purchase and bill Owner at cost.
• Maintain all licenses and registrations obtained through Co-Host's registration process under Section 4 ([City] and [County] registrations, FL DBPR Resort Dwelling License, Florida Sales Tax Certificate, and any other license listed in Section 4).
• Remit all [City], [County], and State of Florida permitting, registration, license, and inspection fees directly to the issuing authority within five (5) business days of Co-Host's notification, to avoid delays to the registration timeline described in Section 4.
• Notify Co-Host of any changes to the property, insurance, or ownership status.
• When communicating directly with active guests, coordinate with Co-Host to ensure messaging is consistent and does not conflict with Co-Host operations.
• Provide property access to Co-Host as needed for inspections, visits, and vendor coordination.
• Remit cleaning fees to cleaning provider within 24 hours of each reservation turnover.

If the property has an existing smart door lock, Co-Host will pair the lock during the first property visit and manage guest access codes for all bookings. If no smart lock is currently installed, Co-Host will discuss access options with Owner prior to listing the property, and any device cost will be agreed upon separately. Owner retains full administrative access at all times. All Co-Host and vendor visits will be scheduled in advance and communicated to Owner.

The following must be confirmed before the property is listed and accepting bookings. Check off each item as it's completed — this list is part of your saved progress.

• Zoning Certificate of Use (ZCU) — submitted and approved, if required (Section 4)
• Business Tax Receipt (BTR) — submitted and approved (Section 4)
• Short-term / vacation rental registration — submitted and approved (Section 4)
• Fire Department inspection — scheduled and passed, if applicable (Section 4)
• Police Department registration and notarized trespass affidavit — submitted, if applicable (Section 4)
• FL DBPR Resort Dwelling License — active (Section 4)
• Florida Sales Tax & Transient Rental Tax registration — active (Section 4)
• County Tourist Development Tax registration — active (Section 4)
• County Business Tax Receipt — active (Section 4)
• Commercial General Liability Insurance — confirmed on file
• Guest age minimum (18+) enabled on all platforms
• House rules updated and published on listing
• Backup cleaner identified and on file
• Smart door lock paired, if applicable — Co-Host phone registered
• Wi-Fi verified: minimum 100 Mbps download / 20 Mbps upload
• Noise monitoring device confirmed operational
• Pool alarm installed and confirmed operational, if property has a pool
• Fire extinguisher and smoke/CO detectors verified
• Listing photos reviewed and approved, or new photography scheduled
• Guest screening settings configured: Instant Book ON, Good Track Record enabled, pre-reservation message active

Upon termination of this Agreement, Co-Host will execute the following wind-down steps:

• All compensation terms and active booking obligations are governed exclusively by Section 2 (Active Bookings at Termination) above.
• Co-Host will transfer all guest communication records, calendar access, and property documentation to Owner within seven (7) days of the agreement end date.
• Co-Host will remove itself as co-host from all rental platforms within seven (7) days of the agreement end date, after all active stays are completed.

Owner agrees to indemnify and hold harmless Kozy at Home LLC, its members, agents, and contractors from any claims, losses, or liabilities arising from the condition of the property, Owner's acts or omissions, or Owner's failure to maintain required licenses.

Co-Host agrees to manage the property in good faith and in accordance with this Agreement and applicable law. Co-Host is not liable for Acts of God, platform outages, guest misconduct beyond reasonable control, or market fluctuations affecting rental income.

Both parties agree to keep the financial terms of this Agreement confidential. Neither party shall disclose the specific fee structure, payout amounts, or operational details to third parties without written consent, except as required by law.

This Agreement shall be governed by the laws of the State of Florida. Any disputes shall first be addressed through good-faith negotiation. If unresolved within 30 days, disputes shall be submitted to mediation in [County] County, Florida before pursuing any other remedy.

This Agreement constitutes the entire agreement between the parties regarding the co-hosting of the above property and supersedes all prior verbal or written discussions. Any modification must be made in writing and signed by both parties.

By signing below, both parties agree to the terms and conditions set forth in this Agreement.