Terms of Service

Draft dated October 26, 2026. Bracketed, highlighted items are open questions for the owner and the attorney.

1. Who this is between
2. What the service is
3. The two packages
4. How the work happens
5. What you own
6. What you are responsible for
7. Access, codes and logins
8. Payment
9. Refunds and cancellation
10. No promise of bookings or income
11. Third-party platforms and software
12. Warranty disclaimer
13. Limits on our liability
14. Your responsibility for claims
15. Ending the relationship
16. Using the website and your account
17. Governing law and disputes
18. General
19. Contact

Who this is between

These terms are an agreement between you and Holdfast Holdings LLC ("we", "us"), a Florida company that runs Listed & Live. "You" means the person who buys a package, and the business or entity on whose behalf you buy it, if any. By paying for a package, using the intake or signing in to your account, you agree to these terms and to our Privacy Policy.

What the service is

Listed & Live is a one-time setup service for hosts who manage their own short-term rental. We set up the pieces of your rental business, test them, and hand them over to you. After handover you run it. We do not manage your property.

We work for you as a setup contractor. We are not your agent, property manager, broker, lawyer, accountant, tax adviser or insurer, and nothing we say is legal, tax or financial advice.

The two packages

Essentials, $1,500 one time

For one property on Airbnb. It includes your listing (title, description, photo order, amenities and house rules), booking software (usually Hospitable or OwnerRez) connected to your channel, a dynamic pricing tool connected to your listing (we set up the connection, not the pricing strategy; we recommend Enrich Revenue Management for that), smart-lock codes that issue and expire on their own, scheduled guest messages and a digital guidebook, your cleaner's app with a checklist and automatic turnover schedule, a written guide to your setup, a handover call, and 30 days of follow-up support.

Complete, $2,500 one time

Everything in Essentials, plus a Vrbo listing, a Booking.com listing, a direct booking page, and rates and calendars synced across all of them.

Follow-up support

For 30 days after handover we answer your questions by email and fix anything we set up that does not work as described, at no charge. Support does not include new work, such as adding channels, properties or tools, or redoing choices you asked us to change after handover.

Add-ons

A second property is 20% off the package price. We also offer an extra booking channel on Essentials, a listing refresh for hosts who are already live, and a monthly check-in after handover. We quote the price of an add-on in writing before we start it.

Each package covers one property. A second property is 20% off the package price. The listed prices may change, and any pilot pricing offered to early clients applies only to the offer you were given in writing.

The package descriptions on our website at the time you pay are part of this agreement.

What is not included

• Permits, licenses or registrations of any kind. Those stay with you.
• Taxes or tax filing.
• Ongoing management, guest communication or revenue management after handover, unless we agree otherwise in writing.
• The cleaning itself, and professional photography. We can help you find a cleaner or photographer, but you hire and pay them.
• The monthly or per-booking fees charged by Airbnb, Vrbo, Booking.com and software providers, and any app or service you choose, such as a smart lock app, guidebook or direct booking site. Some booking software charges extra for features like these. You pay all of them directly.

How the work happens

1. You pay and get an account. You complete the intake (about 20 to 30 minutes of questions about the property).
2. You sign up for each app in your own name and invite us in the way each app allows. For an app that allows only one user, you may share its login through the secure box on your account page. We do not ask for your bank or email password.
3. We build and test the setup. We estimate about two weeks from when we have what we need from you. That is an estimate and not a promise. It depends on you completing your steps, on third-party approvals and on how fast platforms respond.
4. We hand it over with a walkthrough call, a written guide and a check-in after your first guests. You remove our access and change any password you saved with us.

We may use contractors to help with the work. We stay responsible for their work and for how they treat your information.

What you own

Everything we set up lives in accounts in your name, created with your email, and you hold the login. That includes your Airbnb listing, booking-software account, pricing account, cleaner-scheduling account, lock app, noise monitor, Canva account and, on Complete, your Vrbo and Booking.com listings and direct booking page. We are added as a co-host, team member or user while we work and we do not keep ownership of any of it.

The listing text, guidebook and written guide we prepare for you are yours to use for your rental. We keep the right to reuse our own templates, methods and general know-how for other clients.

Photos, text and other material you give us stay yours. You allow us to use them to build and test your setup. You promise you have the right to give them to us.

The third-party apps are licensed to you by their providers, under their terms. We do not own them and cannot transfer them.

What you are responsible for

• Accuracy. The information you give us in the intake and afterward must be true and complete. We build from it. Mistakes in what you tell us can become mistakes in your listing.
• Authority. You own the property or are authorized by the owner to list and rent it, and you may share any code or login you give us.
• Your platform accounts. You create and hold your own Airbnb, Vrbo, Booking.com and software accounts, keep them in good standing, accept their terms and pay their fees. You are responsible for identity and tax verification those platforms require (such as ID checks, payout details and tax forms).
• Local rules. You are responsible for knowing and following the rules that apply to renting your property for short stays. This includes state, county and city licenses and registrations, zoning, homeowners association or condo rules, lease or mortgage restrictions, fire and life-safety requirements (such as smoke and carbon monoxide alarms), occupancy limits and insurance. We may point you to resources or flag things we notice, but we do not check your compliance and are not responsible for it.
• Taxes. You are responsible for collecting, reporting and paying all taxes on your rental income and stays, including sales, tourist development and other lodging taxes, and income tax. You should confirm with the platform and the taxing authority what is collected for you and what is not.
• Cameras and monitoring. Any camera, doorbell or noise monitor must follow the law and platform rules, and be disclosed as those rules require.
• Your guests and your property. You are the host. You are responsible for your guests, your house rules, your property's condition and safety, and your dealings with guests.
• Your steps. Signing up for apps, sending invitations, answering our questions and changing your passwords at handover are your tasks. Delays on your side may delay the work.
• Security of your own accounts. At handover, remove our access and change any password you saved with us.

Access, codes and logins

You give us access only to what is needed to do the work, and you may remove it at any time. We use the codes, Wi-Fi details and logins you provide only to set up, test and support your rental, and we handle them as the Privacy Policy describes. Please read that section. You agree not to send us Airbnb, Vrbo, bank or email passwords. If you send one anyway, we will not use it, we will delete it, and we will ask you to change it.

You are responsible for changing any password or code you shared with us when handover is complete. We delete the codes and logins you gave us within 30 days of handover.

Payment

The price is paid in full, up front, through a Stripe checkout link. Holdfast Holdings LLC is the seller, and that name appears on your receipt and card statement. You may be able to pay in installments through Klarna or Affirm, offered through Stripe. Those plans are between you and that provider, who may charge interest or fees and run credit checks under its own terms. We receive the full price from Stripe and are not a party to your installment plan.

The price is a fixed fee for the package. It is not a percentage of your bookings. You pay your booking software, pricing tool, cleaner app and other providers directly at their own rates. We confirm on your setup call which of those apply to you.

The price shown is the full price. We do not add sales tax.

Promo codes apply only as stated when issued and cannot be combined unless we say so.

Refunds and cancellation

You can cancel by emailing us. What you get back depends on how far the work has gone:

• Within 24 hours of paying, if you have not submitted the intake: a full refund.
• After you submit the intake but before we start the build: 75% back. The rest covers reviewing your property and planning the setup.
• Once the build has started: no refund for work already done. If we fail to deliver what your package describes within 14 days of your written notice, we refund the part we did not deliver.

Checking that your property can legally be rented as a short-term rental, and getting any license or permit it needs, is your responsibility. If it turns out it cannot be rented, that does not change the refund schedule above.

If you paid through Klarna or Affirm, any refund goes back through Stripe to that provider, which adjusts your plan under its own terms.

If something is wrong, please contact us before disputing the charge with your bank. Most problems can be fixed faster that way.

No promise of bookings or income

We set things up well, but we do not control demand, guests, the market, search ranking, reviews, platform decisions, seasonality, weather or your property. We do not guarantee bookings, occupancy, nightly rates, revenue, profit, ranking, reviews, listing approval or that any platform will accept or keep your listing. Any estimate or example we give is an opinion, not a promise.

Pricing software suggests prices based on data and your rules. You are responsible for your floor price, your rules and the rates that appear on your listings.

Third-party platforms and software

Airbnb, Vrbo, Booking.com, Hospitable, OwnerRez, PriceLabs, Turno, Minut, Canva, your lock provider, Stripe, Klarna and Affirm are independent companies. We do not control them. They can change features, fees, rules and terms, suspend accounts, or go offline, and their outages, changes or decisions are not our fault. Your use of each is governed by its own terms.

Some of these tools can stop working, double-book, send a message late or issue a lock code incorrectly. We test the setup before handover, but you should test it yourself during the follow-up and keep a backup way into your property.

Some links we give you may be referral links, and we may be paid if you sign up. See the Privacy Policy for the disclosure. We recommend tools because we would use them for the setup, not because of the payment.

Warranty disclaimer

We will perform the work in a professional and workmanlike way. Beyond that, the service and everything delivered with it is provided "as is" and "as available". To the fullest extent the law allows, we disclaim all other warranties, express or implied, including merchantability, fitness for a particular purpose and non-infringement.

Limits on our liability

To the fullest extent the law allows:

• We are not liable for indirect, incidental, special, consequential or punitive damages, or for lost bookings, lost revenue, lost profits, lost data or loss of goodwill, even if we were told they were possible.
• Our total liability to you for anything related to the service or these terms is limited to the amount you paid us for the package.
• We are not liable for harm that comes from information you gave us, from your failure to follow local rules, pay taxes or keep your property safe, from a guest's conduct, or from the acts, outages or decisions of third-party platforms.

Nothing in these terms limits liability for fraud or willful misconduct, or liability that cannot be limited by law.

Your responsibility for claims

You agree to defend and reimburse us for claims, losses and costs (including reasonable attorney fees) brought by a third party and arising from your property, your guests, your rental activity, your failure to follow law or platform rules, or information or material you gave us.

Ending the relationship

You may stop at any time by telling us. Refunds are governed by the refund section above. We may pause or end the work if you do not give us what we need, give us false information, ask us to do something unlawful or against a platform's rules, or are abusive to our staff or contractors. In that case, the refund section decides what you receive back.

After handover or ending, the accounts remain yours. We will stop using any access, and you should remove us from your accounts and change any passwords you shared.

Using the website and your account

Keep your sign-in link private. Do not try to access other people's accounts, probe or disrupt the site, or use it for anything unlawful. We may suspend access if you do. The website, text and design are ours or our licensors'. You may use them to use the service.

You agree that we may contact you electronically, including by email and, if you opted in, text, and that those messages satisfy any legal requirement that communications be in writing.

Governing law and disputes

Florida law governs these terms, without regard to its conflict-of-law rules. Any dispute will be brought in the state or federal courts located in Broward County, Florida, and each of us consents to those courts. Either of us may instead bring a claim in small claims court if it qualifies. Before starting any case, the person with the complaint will send the other a written notice describing it, and we will both try in good faith to resolve it for 30 days.

Please contact us first. Most problems can be fixed with a conversation.

General

• These terms, the Privacy Policy and the package description on our site at the time of purchase are the whole agreement between us about the service.
• If part of these terms is found unenforceable, the rest stays in force.
• Not enforcing a term does not give it up.
• You may not transfer your rights under these terms without our consent. We may transfer ours as part of a sale or reorganization of the business.
• We are not responsible for delay or failure caused by events beyond our reasonable control.
• We may update these terms. The version in effect when you pay governs your purchase. This version took effect on October 27, 2026.

Contact

Holdfast Holdings LLC
Email: hello@listedandlive.com