3. SCOPE OF AGREEMENT
Host appoints The Joes to list, market, and facilitate the rental of the Property on its Platform for extended-stay bookings (30+ nights). The Property shall require a Pricing Worksheet executed by Host, which sets forth the pricing, availability certification, and other
property-specific terms.
The Joes will manage booking administration, guest communications, and payment processing, subject to this Agreement. Host agrees not to simultaneously list the Property on short-term rental platforms without prior written notice to The Joes. All inventory must be accurate and available for booking.
The Joes encourages Hosts to enable instant booking. Where instant booking is not available, hosts must respond to booking requests within twenty-four (24) hours. Failure may result in reduced visibility or removal.
4. TERM AND TERMINATION
Agreement remains in effect until terminated by either party with thirty (30) days’ written notice. The Joes may terminate immediately for material breach or misrepresentation. Future confirmed Guest reservations must be honored unless otherwise agreed. All fees for bookings secured prior to termination remain payable.
5. PRICING (from Joe’s Pricing Worksheet)
Host shall complete and submit The Joes Pricing Worksheet separately. The Worksheet establishes the Base Rent, seasonal rates, applicable pass-through charges, commission payable to The Joes, and the final Guest Monthly Price.
The Joes are experts in pricing strategy across the regions where we operate and can assist Hosts in developing an optimal pricing approach, including seasonal adjustments and market positioning. Hosts who prefer to manage their own pricing may do so independently, while those seeking guidance can collaborate with The Joes to establish competitive and consistent rates.
Once approved, the completed Pricing Worksheet will be incorporated by reference and will govern all pricing terms for the property.
6. PROPERTY ELIGIBILITY & HOST OBLIGATIONS
Host shall ensure that Property meets The Joes’ standards of quality and compliance. Host further certifies that the Property will be made available for rental at least four (4) months each calendar year.
Detailed property information, house rules, and amenity descriptions will be collected through the intake form provided by The Joes. In addition, Host agrees to cooperate with The Joes in providing supplemental visual or digital documentation of the Property (such as photos, video walkthroughs, or other media) as reasonably requested. This information will be used to enhance property representation, guest experience, and internal system functionality.
Host manages check-in/out and all on-site property issues.
Photography must meet standards; The Joes may coordinate reshoot at cost.
Photography & Media Use: Host grants The Joes a license to use any photography, video, floor plans, or other media provided by Host, available on Host’s website if applicable, or otherwise publicly available. Host warrants rights and indemnifies The Joes from claims.
Listing & Joes Review Approval: Property listing, including its photography, pricing, amenities, and descriptive content, is subject to final review and approval by the Host prior to publication. The Joes will also prepare a Joes Review as part of its editorial and quality standards. The draft listing and Joes Review will be provided to the Host for review and approval. If the Host does not provide written feedback, corrections, or approval within three (3) business days of receipt, such nonresponse shall be deemed approval, and The Joes may proceed with publication.
Rates shall be reviewed collaboratively, and listings remain subject to editorial review. The host agrees to comply with all applicable laws.
7. BOOKINGS, GUESTS & STAY POLICIES
Minimum 30 nights.
Stays may begin any date (1st/15th encouraged).
Guest background checks required by The Joes.
Host reviews guests; guests review Hosts.
The Joes will provide Host with the full names and primary contact information (email and/or phone number) of primary registered guests prior to check-in. The Host agrees to use this information solely for property management and safety purposes and to maintain the confidentiality of guest data in accordance with applicable privacy laws.
Non-solicitation: Hosts cannot solicit direct bookings from The Joe's guests for six (6) months.
Hosts must disclose house rules through the intake form and/or Property Addendum. The Joes may request modifications to any rules that appear inconsistent with the spirit or standards of the Platform. In such cases, The Joes will work collaboratively with the Host to reach mutually agreeable terms that respect both guest experience and property integrity.
8. FEES & PAYOUTS
Host sets their rental revenue with the Base Rent as defined in the Pricing Worksheet. Housekeeping and any other fees will be added to the total price charged to the guest.
The Joes charges a booking fee to the guest that is included in the price displayed on the marketplace. Also included in the displayed price is $20,000 in damage protection for each host.
Host Payments are processed via ACH on 1st of month.
Dynamic pricing optional.
The only fees that Host are responsible for:
After 12 months (and we've proven that we're driving bookings), a 5% Host service fee will be deducted.
Travel Agent commissions, which are a 10% fee, but hosts can reject any bookings from travel agents if they don't want to pay the fee.
The Joes strives to avoid issuing guest refunds except in cases where extenuating circumstances, quality concerns, or safety issues make such action reasonably necessary. In any instance where a refund is warranted, The Joes will act in good faith and work collaboratively with the Host to determine a fair and mutually agreeable resolution.
The Joes may temporarily remove a Property from the Platform (“Out of Order”) if material issues affecting quality, safety, or guest experience arise. Any approved refunds will be deducted from Host payouts. While The Joes shall not be liable for lost revenue resulting from Out-of-Order status, it will make reasonable efforts to minimize disruption and restore the Property’s listing as soon as practicable.
9. TAXES
Host is solely responsible for income and property taxes.
10. INSURANCE, DEPOSIT & UTILITY OVERAGES
Insurance:
The Joes’ Damage Protection: The Joes provides supplemental damage protection coverage of up to $20,000 per booking, regardless of the Base Rent amount. This policy is comprehensive and designed to cover all reasonable damage that may occur during a guest’s stay, as defined and approved by The Joes’ third-party insurance provider. Coverage applies
only to qualified damage under the terms of that policy. Any damage, loss, or expense not covered by the third-party insurer shall remain the sole responsibility of the Host.
Host Insurance Responsibilities: Hosts are strongly encouraged to maintain homeowners or rental insurance with a deductible not exceeding $20,000 to ensure there is no lapse in coverage between The Joes’ damage protection and the Host’s primary policy. Host verifies/agrees home owners to carry property and liability insurance in an amount Owner
deems appropriate. It is strongly recommended that the owner carry a minimum of $1,000,000 in commercial general liability coverage. Host carries sufficient insurance.
Insurance Requirements: Host shall carry and maintain property and liability insurance in amounts customary for residential rentals. Whenever reasonably possible, Host will name The Joes as an additional insured under such policies and provide evidence of coverage upon request. Regardless of whether The Joes is named, Host waives, and shall cause its
insurers to waive, all claims against The Joes for losses or damages covered by insurance
Deposits:
Guest Deposit: $2,000 or 10% of monthly rent (whichever is greater).
The Joes may collect an additional deposit for guests bringing pets, as specified by the Host in the Pricing Worksheet. Deposits cover cleaning, pet damage, and utilities.
Deposit Handling: All deposits collected by The Joes, including any pet or additional deposits, shall be held by The Joes in a custodial account until the completion of the guest’s stay. Deposit funds will only be disbursed to the Host in the event of a qualified claim, as determined in accordance with The Joes’ policies and supporting documentation. If no qualified claim is submitted or approved, deposits will be fully refunded to the guest within the standard refund period following checkout. The Joes shall have sole discretion in determining whether a claim qualifies for reimbursement under these terms.
Host must document deductions within seven (7) days. California law compliance required (before/after Fos, 21-day return).
11. PAYMENT TERMS & CANCELLATIONS
Guest Payment Terms:
15% due at the time of booking and shall be 50% non-refundable if the reservation is canceled more than 90 days prior to arrival.
35% due 90 days prior to check-in and shall be non-refundable once paid.
50% balance is due 30 days prior to arrival and shall also be non-refundable once paid.
Host Payment Terms:
The Joes shall collect all guest payments in accordance with the Guest Payment terms above and will remit Host payouts in advance of each corresponding month of occupancy as stated below, provided that guest funds for that period have been received in full. All payouts shall be made via ACH transfer to the Host’s designated account.
For stays shorter than forty-five (45) days, The Joes will remit the full Host payout no later than five (5) business days after guest arrival.
For stays exceeding forty-five (45) days, Host will receive monthly payouts no later than five (5) business days after the start of each rental month (e.g., payment for February occupancy is issued by February 5).
Casualty:
If the Property is damaged by fire, flood, or other casualty such that it cannot reasonably be occupied, The Joes may cancel reservations without penalty. Host remains solely responsible for repairs and remediation.
Any non-refundable amounts retained under The Joes’ cancellation policy will be distributed between the Host and The Joes in accordance with their standard commission structure, with The Joes retaining its 17.5% fee and the balance remitted to the Host.
12. MODIFICATIONS
The Joes may update with 30 days’ notice.
Termination for Breach: In addition to termination upon thirty (30) days’ notice, The Joes may terminate this Agreement immediately if Host fails to honor confirmed bookings, misrepresents the Property, violates law, or otherwise materially harms the reputation or operations of the Platform.
13. CONFIDENTIALITY
Host agrees to confidentiality.
Guest Information & Non-Solicitation: The Joes’ member and Guest information is confidential. Only limited contact info is provided. Hosts cannot use info to solicit or market outside the Platform.
14. PLATFORM ROLE & INDEMNIFICATION
Marketplace Role:
The Joes operates solely as an online marketplace that connects Hosts offering properties with Guests seeking accommodations. The Joes does not own, operate, manage, or control the Properties listed on the platform, nor does it act as a real estate broker, agent, insurer, or property manager for any party. Hosts remain fully responsible for the condition, safety, maintenance, and lawful operation of their Properties.
Indemnification & Limitation of Liability:
Each party (“Indemnifying Party”) agrees to defend, indemnify, and hold harmless the other party, its affiliates, officers, employees, and agents (“Indemnified Party”) from and against any and all claims, damages, losses, liabilities, and expenses (including reasonable attorneys’ fees) arising out of or related to: (i) the Indemnifying Party’s negligence, willful misconduct, or breach of this Agreement; (ii) any violation of applicable laws or third-party rights; or (iii) for Host, matters relating to the condition, use, or rental of the Property, and for The Joes, matters relating to its marketing, representation, or guest vetting practices.
Neither party shall be liable to the other for any indirect, incidental, special, consequential, or punitive damages, or for any lost profits or revenues, whether incurred directly or indirectly, arising from or related to this Agreement or the use of The Joes platform.
15–17. GOVERNING LAW / ENTIRE AGREEMENT / COUNTERPARTS
Governed by Delaware law.
Entire agreement; no oral modifications.
May be executed electronically.
SIGNATURES
THE JOES, INC
