Short-Term Rental Management Agreement

RedBird Hospitality Reservation, Marketing and Property Management services are provided to short term rental property owners under the following terms and conditions. In the absence of any seperatly signed agreement, a property owners acceptance and utilization of Redbird Hospitality's services constitutes acceptance of the following terms and conditions. Any verbal agreements made separately may be honored but are non-binding.  

Purpose

Owner hereby appoints Manager as the exclusive manager and operator of the Property for the purpose of short-term rental management via platforms including but not limited to Airbnb, VRBO, and direct booking channels.

Term

This Agreement shall commence on the Effective Date and continue until terminated by either Party with 30 days written notice.

Manager Responsibilities

Listing and Marketing Services

• Create and maintain professional listings on OTA travel sites including Airbnb VRBO, Booking.com, and others.

• Create and maintain professional listings on Red Bird Hospitality’s own website, Redbird-hospitality.com, and Highshoalsfallsrv.com

• Write compelling property descriptions and optimize listing content

• Conduct professional photography and videography of the Property

• Implement dynamic pricing strategies to maximize occupancy and revenue

• Market the Property through various channels including social media

• Monitor and respond to listing performance metrics

Guest Communication and Booking Management

• Respond to guest inquiries within 1 hour during business hours

• Manage all booking requests, confirmations, and cancellations

• Screen potential guests and review guest profiles

• Provide pre-arrival instructions and check-in information

• Be available for guest support 24/7 during stays

• Handle guest complaints and resolve issues promptly

• Send check-out instructions and reminders

• Manage guest reviews and respond appropriately

Property Preparation and Maintenance

• Communicate with the Owner in a timely and responsive manner.

• Coordinate professional cleaning between each guest stay

• Conduct property inspections before and after each stay

• Manage linen and towel inventory and laundering

• Restock amenities and supplies (toiletries, paper products, etc.)

• Perform routine property maintenance checks

• Coordinate repairs and maintenance with approved vendors

• Conduct seasonal property maintenance

• Ensure compliance with all safety regulations

1. Financial Management

• Collect all rental payments from guests.

• Provide Bank Statements or Payment Statements from the OTAs as back up to monthly Owner Revenue and Expense Statements provided by RedBird.

• Process security deposits and damage claims.

• Ensure that all state and local sales, and occupancy taxes are collected and remitted to the appropriate authorities.

• Pay operating expenses from rental income (as authorized)

• Remit Owner proceeds according to agreed schedule

• Provide monthly financial statements and reports

• Track all income and expenses

• Provide annual tax documentation

1. Additional Services

• Manage and maintain inventory of property contents

• Coordinate key/lockbox management or smart lock systems

• Handle permit and license renewals (if applicable)

• Ensure compliance with local short-term rental regulations

• Coordinate with HOA or building management (if applicable)

• Provide recommendations for property improvements

Owner Responsibilities

• Communicate with the manager in a timely and responsive manner.

• Inform and coordinate with the manager in advance of any outside vendor activities that may occur at the property. Ensure that these activities do not conflict with existing guest bookings.

• Maintain the Property in good, safe, and rentable condition

• Provide all necessary furnishings, appliances, and amenities

• Maintain adequate property and liability insurance

• Pay all property taxes, mortgage payments, and HOA fees

• Pay for major repairs and capital improvements.

• Comply with all local laws, regulations, and HOA rules

• Provide Manager with all necessary access to the Property

• Not interfere with Manager's operations or guest bookings

• Give Manager at least 30 days' notice for any Owner-blocked dates

General Management Fees

1. Initial Property Setup Fee: $500 (includes listing setup, photography/videography coordination, onboarding, and initial property configuration)

2. Maintenance Coordination Fees: With prior agreement with the owner Redbird may charge markup on vendor services.

3. Technology Fee: $40 per property per month. Red Bird Hospitality will provide an advanced Property Management System including rate and revenue management, Guest Damage insurance fees and claim management, Local Tax processing and marketing system.

4. Labor for Miscellaneous Services: $25 an hour.

5. Mileage: Current Government Standard Rate.

Commissions and fees for OTA received bookings

• Manager Commissions - 12% of OTA (AirBnB, VRBO, and others) Owner Pay Outs. Owner Pay Outs are typically calculated as (Rents + Pet Fees + Cleaning Fees) - (OTA commissions + Payment processing fees. The OTA’s separately charge Guests for their own Processing fees as well as for taxes they collect and
  Cleaning Fees: Guests will be charged Cleaning fees appropriate to the property. These fees will pass through to Red Bird.

Guest Payments and Owner Payouts 

All fees will be transparent to the owner. Monthly Statements will be provided to the owner. Detailed statements will be provided upon request.  

• (Add Channel Booking Fees Table Here)

Payment Schedule

Manager shall remit Owner proceeds no later than the 15th day of each following month, accompanied by a statement of income and expenses.

Maintenance Reserve Fund

The owner authorizes the Manager to maintain a reserve fund of $250 for minor repairs, replenished as needed from rental proceeds.

Maintenance & Repairs

• The manager may approve minor repairs, vendor services such as lawn care, and the purchase of consumable supplies up to $250 per incident without the Owner's consent.

• Repairs exceeding this amount require Owner approval except in emergency situations threatening property or guest safety.

Insurance & Liability

Owner shall maintain adequate property and liability insurance and shall list Manager as an additional insured. Manager shall not be liable for indirect, incidental, or consequential damages. The Manager's liability shall be limited to the total fees paid in the preceding 12 months.

Taxes

The manager will collect and remit lodging taxes where applicable. The owner remains responsible for property taxes and state and federal income taxes.

Indemnification

Owner agrees to indemnify and hold harmless Manager from any claims, damages, or expenses arising from: (a) property defects; (b) Owner's breach of this Agreement; (c) Owner's failure to maintain adequate insurance; or (d) compliance with Owner's instructions. This indemnification does not extend to claims resulting from Manager's negligence or willful misconduct.

Termination

Either Party may terminate this Agreement with 90 days written notice.

Upon termination: - Manager shall honor all existing bookings or Owner may assume such bookings. - Manager shall provide final accounting within 30 days. - Manager shall transfer all listing accounts and access credentials to Owner. - Owner shall pay all outstanding fees and expenses.

If the Agreement is terminated within the first six (6) months, Owner shall pay an early termination fee equal to one month of average management fees.

Confidentiality

Both Parties agree to keep confidential all guest information, financial data, and proprietary business methods obtained during the term of this Agreement.

Dispute Resolution

Any disputes arising out of this Agreement shall first be submitted to mediation. If unresolved, disputes shall be settled by binding arbitration in Towns County, Georgia, under Georgia law.

Force Majeure

Neither Party shall be liable for delays or failure to perform obligations caused by events beyond their reasonable control, including natural disasters, government actions, or pandemics.

Miscellaneous

• Severability: If any provision of this Agreement is held invalid, the remaining provisions remain in effect.

• Amendment: This Agreement may be amended only in writing, signed by both Parties.

• Digital Signature: The Parties agree that electronic signatures are valid and enforceable.

Governing Law

This Agreement shall be governed by and interpreted in accordance with the laws of the State of Georgia.

Notices

Notices under this Agreement shall be provided via email or certified mail:

Entire Agreement

This Agreement constitutes the full understanding between the Parties and supersedes any prior agreements.  Any verbal agreements made separately between the parties may or may not be honored but are non binding.

Manager:

Red Bird Hospitality LLC

1505 Moody Hollow, Hiawassee, GA Phone: 678-665-6920

Email: [email protected]

Owner:

Name_____________________________________

Address ___________________________________

Phone: ____________________________________

Email: _____________________________________

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