Martha’s Vineyard, booked direct

If there are additional terms and conditions contained in the operating agreement of VRMV (Vacation Rental MV, LLC), its guests, and the Owners of the properties that VRMV obtains bookings for, they will be posted here for at least 60 days before being incorporated into the body of the agreement.

No changes as of 7/15/2025

SUMMARY OF THE AGREEMENT

These are the additional terms and conditions that outline the operating agreement terms for VRMV (Vacation Rental MV, LLC), its guests, and the property owners for whom VRMV obtains bookings.

Agreements signed after May 12, 2026, incorporate these changes in full.

TLDR Version of the agreement

Vacation Rental Management Agreement

Parties: This Agreement is between Vacation Rental MV, LLC (“VRMV”) and the property Owner (“Owner”) for the vacation rental property.

Effective Date: Date signed by Owner or when VRMV begins services, whichever is earlier.

1. VRMV Responsibilities

VRMV will market and manage the Unit on short-term rental platforms (including our website, Airbnb, VRBO, etc.) to maximize bookings and revenue. We book the guests. We communicate with the guests throughout the process and handle all of their questions and concerns. At the end of the rental, we ensure compliance with house rules and strive to garner five-star reviews. We pay the STR taxes as due and provide the owner with an itemized statement and an end-of-the-year 1099 and revenue report. VRMV is a booking service, not a real estate broker.

2. Owner Responsibilities

Provide accurate property information and keep it up to date.
Notify VRMV immediately if there is any reduction in amenities that would cause a guest to be disappointed.
Maintain the Unit in clean, guest-ready condition.
Honor all bookings made through VRMV.
Agree that the VRMV calendar is the official booking calendar.

3. Term & Termination

Renews annually on September 30th.
The owner must honor all existing reservations and pay the due commissions.

4. Marketing

The owner gives VRMV exclusive rights to market and manage the Unit.

5. Pricing & Bookings

VRMV sets rates between the owner's minimum and maximum rental rate per day. The owner must accept all bookings made above the agreed minimum.

6. Commission & Payments

Commission: 15% of Gross Rental Revenue (excluding cleaning fees).
Owner-sourced bookings: 7.5% (max 2 or 20% of bookings, whichever is greater per year).
VRMV collects payments, holds funds in a trust account, and pays the Owner by the 15th of the following month via ACH.

7. Cleaning & Maintenance

The owner handles all cleaning, laundry, and maintenance. (We can assist in this)
Deep cleaning is required after every 10 stays (at the owner’s expense).
VRMV may handle urgent repairs up to $500 and charge a 20% fee on coordinated work.

8. Insurance & Taxes

The owner must carry rental insurance with at least $300,000 liability and name VRMV as additionally insured.
The owner is responsible for getting their short-term rental registration number (the C number). VRMV collects/remits the short-term rental taxes.

9. Refunds & Damages

VRMV may issue reasonable refunds to satisfy guests.
VRMV is not responsible for damages and chargebacks, but will work to mitigate any and all deductions from the owner's revenue.

10. General

VRMV can update terms with 30 days’ notice. Any additional services beyond these outlines are billed at VRMV's hourly rate.

Contact: 508-693-0809 | info@vacationrentalmv.com

In General

Vacation Rental MV, LLC is a booking service. We make it easier for owners to connect with guests across various platforms. This includes our own #bookdirect website where Guests can secure lodging at the lowest available prices and also various Online Travel Agencies ("OTA") such as Airbnb and VRBO. We introduce Owners to Guests and facilitate their communications. We are not a licensed Real Estate Brokerage and we do not make legal representations about either the Guest or the Owner. We shall use our best efforts to ensure that all of our Owner's properties are as pictured and described. Guests book their stay using a Lease which is a legal contract between the Owner and the Guest. The guest provides a method of payment that is pre-paid and subject to the cancellation terms within the Lease.

For Owners

Owners promise that their property is as described on their Onboarding Forms. If there is any material change in the property after onboarding and before a guest's arrival, the owner shall notify VRMV and the guest.

Owners shall maintain a property manual on their property website at www.vacationrentalmv.com. The manual shall be kept current, and any material changes shall be promptly emailed to VRMV. Guest understanding of systems, TV controls, trash days, and door codes is essential to a properly presented vacation rental property. Caretaker and vendor contact information must be current and accurate.

For Guests

Guests shall observe the lease and the house rules for the Unit they are renting. Guests shall treat the Unit as if it were their own property and attempt to return it to the Owner in as good or better condition than they found it, with minor wear and tear accepted. Guest acknowledges that Owner is entrusting the guest with their property, which is a significant part of their wealth and represents thousands of hours of labor. For the Owner to continue to rent to Guests, the Owner has to ensure that the Guests will treat their property with respect and care. This is the primary responsibility of the Guest and all of the people traveling with the guest.

Vacation Rental MV, LLC Owner Management Agreement

PO Box 34, Edgartown, MA 02539

This Vacation Rental Management ("Agreement") shall set forth the terms for Vacation Rental MV, LLC ("VRMV") to provide vacation rental management services ("Services") for the owner or authorized representative ("Owner") of the vacation rental property designated below ("Property") for vacation rental tenants (“Guests”). This Agreement shall commence on the Effective Date (“Start Date”) that VRMV starts to provide services or the date that the Owner signs the Agreement, whichever occurs first.

Vacation Rental MV, LLC is a booking service. VRMV makes it easier for owners to display their properties to guests across various platforms. This includes our own #bookdirect website where Guests can secure lodging at the lowest available prices and other OTAs (“Online Travel Agencies”) such as Airbnb and VRBO. We are not a licensed Real Estate Brokerage, we do not give legal advice, and we do not make legal representations about either the Guest or the Owner. We shall use our best efforts to ensure that all our Owner's properties are as pictured and described. Guests book their stay with the owner and at the owner’s properties using VRMV services.

Service, Privacy and Onboarding Form: The Owner shall complete an onboarding form which must accurately describe the Property and must not fail to disclose any material facts that would affect this agreement the satisfaction of the guest with the Property or VRMV. If a conflict occurs between property and its description the conflict shall be resolved by VRMV using its sole discretion. If there is any material change in the property after onboarding and before a guest's arrival, the owner shall notify VRMV and the Guest of the same.

Owners shall maintain a property manual and provide the same to VRMV to be located in the house (QR code can be used) and on our property website at www.vacationrentalmv.com. This manual shall be kept up to date and any material changes promptly brought to the attention of VRMV by email. Guest satisfaction with amenities, TV controls, trash days, and door codes is essential to a properly presented vacation rental property. Caretaker and vendor contact information must be current and accurate.

Term: This Agreement shall begin on the Start Date and shall renew annually on the last day of September unless Owner provides written notice of termination. If a notice of termination is received, VRMV shall block all available dates on VRMV channels and websites so that no new reservations can be made. The owner shall honor all current reservations and pay VRMV for those commissions. The Owner shall allow VRMV to access the Property to perform the Services required herein to fulfill the Guest's reservations. If VRMV cannot fulfill existing guest reservations during this period, we shall re-accommodate the guests using our re-accommodation process, which is defined below. Any expenses incurred by VRMV on behalf of the Owner shall immediately come due, including all photography expenses dated within the past 24 months. VRMV may cancel this agreement with 30 days' notice.
Marketing: Owner exclusively authorizes VRMV to act as vacation rental property manager on behalf of Owner and provide services for the marketing, care, management and occupancy of the Property to the public for rent (and no other rental manager or agent). VRMV may market the Property via pay-per-booking sites, listing sites, travel agents or brokers determined by VRMV with a goal of maximizing your bookings and monthly revenue. These guest sites currently include OTAs most of which charge agency fees that equate to 5-15.5% of the total booking amount. We charge the Guest a variable booking fee and apply it to substantially cover the cost of these agency fees regardless of the source of the booking. We reserve the right to change OTA arrangements without notice where, in our sole judgement, the benefit for owners shall increase.
Rental Rates and Revenue Management: The rental rates charged for each booking are established by VRMV and Owner working together. After the initial setting of a high daily rate, average daily rate, and minimum daily rate, the daily rate will be based on Pricing Algorithms that VRMV may, from time to time, employ. Owner agrees to accept all bookings at VRMV rates which come in above the discounted Owner Approved minimum base rate. Allowing the algorithms to work at a low base rate is the best way for VRMV to maximize your income. Owner shall examine the rates online on notify VRMV immediately if the rates are below the minimum base rate.
Availability and Bookings: Owner agrees that they shall maintain the properties booking calendar with VRMV and that this shall be the official booking calendar of record. In the case where the Property was showing available and VRMV makes a Guest booking, the Owner agrees to honor all such bookings of the Property and not disturb the Owner must immediately notify VRMV of any situation where the Property is not available via email to info@VacationRentalMV.com properly replied to. If we need to re-accommodate a Guest where the Property is unavailable due to owners use, owner’s guest’s use or owner’s own booking, then Owner shall bear the full cost of the re-accommodation plus a service fee of $500 for managing the re-accommodation. OTAs are very strict with what they call host initiated cancellations and may ban your property from their channel.
Use by the Owner and their Guests: The Owner may occupy the Property when the Property is not previously booked. We request that Owners use their owner dashboard to manage the block and prevent double bookings.
Owner Payments: The Owner shall pay VRMV a commission of 15% of the Gross Rental on the guest invoice, less any cleaning fees, for the services generated by or through VRMV. The commission for fees collected for an early check in or late check out is 50% due to the high labor required. VRMV deducts its commission and expenses after sending funds to the owner. See also 11) - Monthly Owner Statements and Payments and 13) - Revenue ExplainedIf an owner has to refund an amount to the guest for property shortcomings this refund shall not affect the commission due VRMV. Credit Card Payments collected on behalf of an Owner may have their fees adjusted from the Owners Net Payout if the Guest has not paid a 3% Processing Surcharge. Most Guest credit card payments have a 3% Processing Surcharge applied that cancels out the need for an after-rental adjustment.
Owner Incentive: Owner may book their Property up to two times a year or 20% of the bookings, whichever is less) on the VRMV website for a rental guest that Owner sources on their own and VRMV shall reduce the commission on the rental rate charged for the Property to 7.5 percent.Owner must email the guest’s name to VRMV at info@VacationRentalMV.com, no less than one day after making the booking. This applies only to properties with eight or more continual weeks of annual availability.
Cleaning and Laundry Services: Owners shall arrange all cleaning and laundry services related to bookings of the Property via local cleaning contractors, limited to ordinary housekeeping and laundry. Owners shall arrange interior deep cleanings of the Property after every 10 rentals. Interior deep cleanings are necessary in order to maintain the Property in a first-class condition suitable for rental and include items such as scrubbing baseboards, deep cleaning ovens and stoves, wiping ceiling fans, vents, blinds and window wells, and upholstery cleaning. Owner shall pay the additional cost of such deep cleaning services which typically costs two to three times the cost of a regular cleaning.
Maintenance and Repairs and Owner Requests: Unless otherwise agreed upon, Owners will handle all maintenance issues with their property. If necessary, the owner authorizes VRMV to replace parts, provide labor and furnish materials on a single service call (estimated to cost up to $500 ) at our discretion. In the event of a maintenance repair to the Property that is estimated to cost more than $500, we will attempt to notify you for approval before completing the repair. If there are urgent or emergency damages in our reasonable judgment that might be avoided by attempting such repairs (including lost guest revenue for a booking which might have to be cancelled, credited or refunded) owner agrees to allow us to perform the repair. Owner is responsible for all Property charges for utilities, trash collection, internet, cable/satellite, dish soap, hand soap, shampoo, conditioner, laundry soap, and other household items which VRMV does not provide as Property supplies such as dishes, flatware, glasses, mugs, coffee maker, cooking utensils, pots, pans, lightbulbs, air filters, smoke detectors, a hair dryer or batteries (VRMV will provide Owner with a list of such items upon request). When VRMV orders maintenance and repairs in the Property, including parts, delivery and installation, we will charge a 20% management fee. VRMV does not warrant repairs or maintenance conducted by independent contractors/professionals on Owner’s behalf. VRMV will endeavor to use service providers familiar with an Owner’s property. If that provider does not reply within 30 minutes to a call by VRMV then VRMV can move on to their own supplier.Additional Requests: Any additional requests for VRMV services that falls outside of the scope of this agreement; such as, but not limited to, placing orders for advertising, giving tours to the property, picking up owners packages, emergency calls, calls after hours, portal dashboard changes, training, managing sub-contractors, dealing with other realtors, or managing guest complaints that are due to a situation that is, in the sole judgment of VRMV, an emergency shall be billed on an hourly basis to the owner and deducted from owner payouts.
Monthly Owner Statements and Payments: We collect all amounts due for a reservation in advance of the Guest’s occupancy. We deposit all funds we collect on Owner’s behalf in a segregated VRMV account at JP Morgan We maintain a separate accounting record of all Property reservations, revenue, expenses, and fees. By the 15th day following the end of each month, we shall provide your Owner’s statement in your Owner Dashboard identifying for the previous month: (a) the Property Gross Rental Revenue; (b) VRMV fees and Property expenses charged; (c) any amounts that may be due to the Owner or VRMV under this Agreement; and (d) remit to Owner any balance due via ACH direct deposit. An Owner may request pre-payment of up to 50% of the Net Rent collected in round amounts of not less than $50,000 once per calendar year when requested by May 1st.ACH Withdrawals: If your statement reflects a balance due to VRMV, we may process an ACH withdrawal for the balance due by the 24th day of the month. Owners can stop regular ACH payments into or out of your account or change accounts by writing VRMV at info@VacationRentalMV.com with your specific request at least 3 business days before the payment is scheduled to be made. Owner agrees not to dispute our billing with your bank so long as the transaction is consistent with the terms indicated in this Agreement. If your ACH is disconnected from VRMV, Owner promises to pay any amounts due to VRMV within 30 days of notice thereof.
Taxes, Permits and Compliance: VRMV shall calculate and pay only the local and state Short Term Rental taxes due except where an OTA takes on that responsibility. VRMV assumes no responsibility for obtaining or renewing any required rental permits/licenses, special assessments, fines or rulings of applicable tax or governmental authorities related to the rental of the Property. VRMV will assist owner in obtaining any necessary permits and licenses. Owner agrees that Owner is solely responsible for determining your applicable tax reporting requirements for reporting rental income in consultation with your tax advisors. IRS regulations stipulate that VRMV must collect IRS Form W-9 information from all property owners.
Revenue, Fees and Expenses explained: Gross Rental Revenue is defined as any amount that should accrue to the owner such as rent, cleaning, excess occupancy charges, pet fees, accessory rentals and any other such revenue. Net Rent is Gross Rent minus commission, service charges and approved deductions that is paid to the Owner. Commission is calculated on the Gross Rental Revenue not including cleaning fees. Other Fees that the Guest pays go directly to VRMV and/or others such as an administration fee, taxes, and insurance. These accrue to VRMV for distribution to the government and various providers.
Guest Claims, Refunds and Credits: VRMV shall endeavor to make the relations between the owner and guest positive, cordial, and satisfactory. Owner’s best interest is most often to satisfy the Guests and move on to the next rental. The adage that “The customer is always right” is part of our business This adage does not mean that the Guest is in “the right” all the time. Owner acknowledges this and places VRMV as the intermediary between themselves and the Guest. Owner agrees that VRMV may offer a refund, credit or offset of the rent to promote rental guest satisfaction. Guest credit card chargebacks should be avoided at all costs. Note that a Guest may claim a Credit Card Chargeback for up to nine months following a reservation. VRMV shall hold the Owner responsible for any chargebacks unless the primary cause of the Guest dissatisfaction was solely the fault of VRMV. VRMV shall contest chargebacks that are reasonably defensible, however, if VRMV is unsuccessful in reversing a Guest chargeback then the chargeback shall stand as a debit to the Owner account. Refunds to the Guest for any reason not the express and singular fault of VRMV shall not lower the Gross Rental Revenue for purposes of commission calculation.
Fraud Protection Policy: VRMV shall attempt to prevent fraud, data breach, and cyber attack (fraud). Owner acknowledges that fraud is a growing issue and that even the most careful organization can have a fraudulent transaction. VRMV shall provide reasonable assistance to the owner but recovery from fraud is the responsibility of the owner. VRMV does not guarantee that every transaction will be without fraud and fraud on the part of a third party and does not relieve the owner of its responsibilities under this agreement.
Collection and Cancellation Policy: We recommend the strongest possible cancellation policy possible however Owner can set their own policy. Note that some OTA’s limit the cancellation policy to specific terms. Owners that cancel a confirmed and existing reservation shall owe VRMV the commission on that rental as if it had never been cancelled. Guests that cancel a confirmed reservation shall owe a cancellation fee to VRMV of an amount equal to the original commission that would have been due. After a cancellation Agent will use best effort to re-rent the property —even at a discounted rate. The proceeds of any second renter will go first to the benefit of the first renter. What is let over will then be the Gross Rent Revenue and to which a 15% commission will be paid to the agent for his services.
Property Damage Protection Program and Claims: Owner or his agent, cleaner, or caretaker is solely responsible for notifying VRMV via an email with pictures of any damage. This must be done within 24 hours of the guests check-out. VRMV shall take no responsibility for damages or claims that are not reported as aforesaid, time being of the essence. Replacement and repair receipts marked “PAID IN FULL” must be provided within 10 days of check out. Due to low utilization VRMV no longer provides renter insurance.
Insurance: Owner shall maintain a homeowner or commercial insurance policy that includes rental coverage for the Owner's Property in the minimum amount of three hundred thousand dollars ($300,000.00) with a rental coverage (often called a “Rental Policy” or “Rental Rider”). Make sure that your umbrella, if any, also considers these added risks. Owner shall provide a copy of their policy page or proof on company letterhead that their insurance policy covers the risk “rented to others.” Owner shall list as co-insured Vacation Rental MV, LLC on their liability insurance policy.
Updates to Terms: VRMV may change the terms of this Agreement by giving the Owner These terms and conditions can be found at www.VacationRentalMV.com/terms/and are incorporated into this Agreement in their entirety.
VRMV Support: 508-693-0809 or info@VacationRentalMV.com

Signature Page between VRMV (Vacation Rental MV, LLC) and the Owner

This agreement is Accepted and Agreed:

Owners Name:___________________________________________________________

Owners Legal Address:_____________________________________________________

City State & Zip___________________________________________________________

Property Name (if it has one)________________________________________________

Property Address__________________________________________________________