Owner Management Agreement

Aurea Hosting Pty Ltd — Short-Term Rental Management Services

1. Parties

This Agreement is made between:

(a) Aurea Hosting Pty Ltd (ABN to be confirmed), of Adelaide, South Australia (the "Manager"); and

(b) The property owner identified in the signature block of this Agreement (the "Owner"),

together referred to as the "Parties" and individually as a "Party".

The property managed under this Agreement is the short-term rental property described in the signature block below (the "Property").

2. Definitions

In this Agreement, unless the context otherwise requires:

• "Net Accommodation Revenue" means the gross accommodation revenue received from guests for stays at the Property, less (a) all booking platform fees, commissions, and charges deducted by the platform (including but not limited to Airbnb, Booking.com, Vrbo, and Stayz service fees); and less (b) all Cleaning Fees. For the avoidance of doubt, Net Accommodation Revenue does not include any Cleaning Fees, linen charges, or other pass-through expenses.
• "Management Fee" means the percentage fee payable to the Manager, calculated on Net Accommodation Revenue, as specified in clause 7 of this Agreement. All Management Fee rates stated in this Agreement are inclusive of GST.
• "Onboarding Fee" means the one-off fee payable by the Owner upon commencement of this Agreement to cover photography coordination, listing creation, pricing configuration, and preparation of guest materials, as specified in clause 7. The Onboarding Fee is inclusive of GST and is non-refundable.
• "Cleaning Fee" means the fee charged to guests as a separate line item on each booking to cover professional cleaning and turnover of the Property between stays. The Cleaning Fee is collected by the Manager and paid in full to the cleaning provider. The Manager does not take any commission, margin, or deduction from the Cleaning Fee.
• "Initial Term" means the period of 12 months commencing on the date this Agreement is signed by both Parties.
• "Renewal Term" means each subsequent period of 12 months following the expiry of the Initial Term or any preceding Renewal Term, as provided for in clause 4.
• "Booking Platform" means any online marketplace or channel through which the Property is listed for short-term rental, including but not limited to Airbnb, Booking.com, Vrbo, and Stayz.
• "GST" has the meaning given in the A New Tax System (Goods and Services Tax) Act 1999 (Cth).

3. Appointment

3.1 The Owner appoints the Manager as its exclusive agent and manager for the purpose of marketing, listing, and managing the short-term rental of the Property on Booking Platforms for guest accommodation.

3.2 The Manager accepts the appointment and agrees to perform the services set out in this Agreement with reasonable skill, care, and diligence.

3.3 During the term of this Agreement, the Owner must not appoint any other person or entity to provide short-term rental management services for the Property, nor list or manage the Property on any Booking Platform independently, without the prior written consent of the Manager.

4. Term & Renewal

4.1 This Agreement commences on the date it is signed by both Parties and continues for the Initial Term of 12 months.

4.2 At the expiry of the Initial Term, this Agreement will automatically renew for successive Renewal Terms of 12 months each, unless terminated in accordance with clause 12.

4.3 For the avoidance of doubt, this Agreement does not convert to a month-to-month arrangement after the Initial Term. Each Renewal Term is a further fixed period of 12 months.

5. Manager's Responsibilities

The Manager agrees to provide the following services in connection with the short-term rental management of the Property:

• Listing creation & optimisation — Create, publish, and maintain optimised listings across relevant Booking Platforms, including compelling descriptions, accurate amenity details, and strategic positioning.
• Professional photography — Coordinate professional photography of the Property for use in listings and marketing materials.
• Dynamic pricing management — Set and adjust nightly rates using data-driven pricing tools, market analysis, and seasonal demand patterns to maximise occupancy and revenue.
• Guest communication (24/7) — Handle all guest enquiries, booking requests, pre-arrival information, in-stay support, and post-stay follow-up. The Manager will maintain guest communication availability 24 hours a day, 7 days a week, in accordance with the response times set out in Schedule A.
• Booking management — Manage all reservations, calendar synchronisation across platforms, and guest check-in/check-out coordination.
• Cleaning & linen turnover — Coordinate professional cleaning and linen services between guest stays, ensuring the Property meets the standards set out in Schedule A.
• Property inspections — Conduct regular inspections of the Property to monitor its condition, identify maintenance issues, and ensure ongoing guest-readiness, at the frequency specified in Schedule A.
• Monthly reporting — Provide the Owner with a monthly statement detailing booking activity, revenue, expenses, occupancy rates, and net disbursements, in accordance with clause 9.
• Maintenance coordination — Coordinate repairs and maintenance for the Property, engaging qualified tradespeople as needed, subject to the approval thresholds set out in Schedule A and clause 6.4.

6. Owner's Responsibilities

The Owner agrees to:

• 6.1 Maintain the Property in a safe, clean, habitable, and guest-ready condition at all times, including all furnishings, appliances, fixtures, and fittings.
• 6.2 Maintain appropriate and current insurance coverage for the Property, including building insurance, contents insurance, public liability insurance, and short-term rental or landlord insurance. The Owner must provide evidence of current insurance to the Manager upon request.
• 6.3 Comply with all applicable laws, regulations, local council requirements, and strata or body corporate by-laws relating to the use of the Property for short-term rental accommodation.
• 6.4 Respond to maintenance requests and approval requests from the Manager within 48 hours. If the Owner fails to respond within 48 hours, the Manager may proceed with maintenance that is reasonably necessary to preserve guest safety or prevent further damage, subject to the thresholds in Schedule A.
• 6.5 Provide the Manager with at least 14 days' written notice of any intended personal use of the Property. Personal use blocks will be entered into the booking calendar and may not displace confirmed guest bookings.
• 6.6 Not interfere with or contact guests directly regarding bookings managed under this Agreement, unless agreed in writing with the Manager.

7. Fees & Payment

7.1 Management Fee

The Owner will pay the Manager a Management Fee calculated as a percentage of Net Accommodation Revenue for each booking. The applicable tier is selected by the Owner at the commencement of this Agreement:

• Tier 1: Management Fee of 24% of Net Accommodation Revenue (incl. GST), plus a one-off Onboarding Fee of $1,500 (incl. GST).
• Tier 2: Management Fee of 26% of Net Accommodation Revenue (incl. GST), with no Onboarding Fee payable.

7.2 How the Management Fee is Calculated

The Management Fee is calculated on the Owner's Net Accommodation Revenue — that is, after the deduction of:

• (a) all Booking Platform fees, commissions, and service charges; and
• (b) all Cleaning Fees for the relevant booking.

The Management Fee is NOT charged on Cleaning Fees, linen charges, or any other pass-through expenses. The Manager does not take any commission, margin, or deduction from Cleaning Fees or pass-through costs. Guesty software fees and other back-end operational costs are absorbed by the Manager and are not charged separately to the Owner.

7.3 Onboarding Fee

Where Tier 1 is selected, the Owner must pay the Onboarding Fee of $1,500 (incl. GST) upon execution of this Agreement. The Onboarding Fee covers photography coordination, listing creation and optimisation, pricing configuration, and preparation of guest welcome materials. The Onboarding Fee is:

• (a) a one-off payment and is non-refundable under any circumstances, including termination;
• (b) entirely separate from and in addition to any Early Termination Fee under clause 13; and
• (c) payable regardless of the duration of this Agreement.

7.4 Payment Timing

Owner disbursements will be made monthly, typically within 10 business days of month-end, accompanied by the monthly statement described in clause 9. The Manager may deduct the Management Fee and any other amounts owing under this Agreement from booking revenue before disbursement to the Owner.

8. Cleaning

8.1 A Cleaning Fee is charged to the guest as a separate line item on each booking. The Cleaning Fee amount is set by the Manager in consultation with the Owner and the cleaning provider, having regard to the size and configuration of the Property.

8.2 The Cleaning Fee is collected by the Manager from the booking revenue and paid in full to the cleaning provider. The Manager does not retain any portion of the Cleaning Fee.

8.3 The Cleaning Fee is not commissionable. The Manager does not charge any Management Fee, commission, margin, or administrative charge on Cleaning Fees. This is a fundamental term of this Agreement.

8.4 The Manager will engage and manage the relationship with the cleaning provider, including scheduling, quality standards, and key handover. The cleaning provider's standards must meet the requirements set out in Schedule A.

9. Financial Reporting & Disbursements

9.1 The Manager will provide the Owner with a monthly statement within 10 business days of each month-end. Each statement will include:

• (a) a summary of all bookings for the period, including guest names, check-in and check-out dates, and nightly rates;
• (b) gross booking revenue received;
• (c) Booking Platform fees and commissions deducted;
• (d) Cleaning Fees collected and paid to the cleaning provider;
• (e) Net Accommodation Revenue;
• (f) Management Fee calculated and deducted;
• (g) any maintenance, repair, or other pass-through costs incurred;
• (h) net amount disbursed to the Owner; and
• (i) occupancy rate and average nightly rate for the period.

9.2 The Manager will maintain accurate financial records in respect of the Property and make them available to the Owner upon reasonable request.

9.3 Disbursements to the Owner will be made by electronic funds transfer to the bank account nominated by the Owner in writing.

10. Insurance & Liability

10.1 The Owner is responsible for maintaining adequate and current insurance for the Property, including building insurance, contents insurance, public liability insurance, and insurance suitable for short-term rental use. The Owner must notify the Manager immediately if any insurance policy lapses or is cancelled.

10.2 The Manager maintains professional indemnity insurance and public liability insurance appropriate to its business operations.

10.3 The Manager is not liable for any loss or damage to the Property or its contents caused by guests, beyond what is recoverable through Booking Platform host protection programs, security deposits, or guest damage insurance.

10.4 The Owner indemnifies the Manager against any claim, loss, damage, or liability arising from the Owner's failure to maintain insurance, comply with laws, or maintain the Property in a safe condition.

10.5 Neither Party will be liable to the other for any indirect, consequential, or incidental loss or damage arising under this Agreement.

11. Confidentiality

11.1 Each Party agrees to keep confidential all proprietary information, pricing strategies, business methods, guest data, financial details, and other confidential information disclosed by the other Party in connection with this Agreement.

11.2 This obligation survives termination of this Agreement and does not apply to information that is publicly available, independently developed, or required to be disclosed by law.

12. Termination

12.1 Termination by Notice

Either Party may terminate this Agreement at the end of the Initial Term or any Renewal Term by giving the other Party at least 90 days' written notice prior to the expiry of the then-current term.

12.2 Termination After Initial Term

After the Initial Term has expired, either Party may terminate this Agreement at any time by giving the other Party 90 days' written notice. For the avoidance of doubt, this notice may be given at any point during a Renewal Term and is not limited to the end of a Renewal Term.

12.3 Termination for Material Breach

Either Party may terminate this Agreement immediately by written notice if the other Party commits a material breach of this Agreement and fails to remedy that breach within 14 days of receiving written notice specifying the breach and requiring it to be remedied.

12.4 Termination for Insolvency

Either Party may terminate this Agreement immediately by written notice if the other Party becomes insolvent, enters into voluntary administration, has a receiver or liquidator appointed, or is subject to any analogous event under applicable law.

13. Early Termination During Initial Term

13.1 If the Owner terminates this Agreement during the Initial Term other than pursuant to clause 12.3 (material breach by the Manager) or clause 12.4 (insolvency of the Manager), the Owner must pay the Manager an early termination fee of $1,000 (incl. GST).

13.2 The Early Termination Fee is:

• (a) payable in addition to, and entirely separate from, any Onboarding Fee paid or payable under clause 7.3;
• (b) payable in addition to, and entirely separate from, any commission on confirmed bookings payable under clause 14; and
• (c) payable within 14 days of the effective date of termination.

13.3 This clause applies only when the Owner terminates the Agreement. It does not apply if the Manager terminates the Agreement for any reason.

14. Commission on Confirmed Bookings After Termination

This is a material term of this Agreement. The Owner acknowledges that the Manager invests significant time and resources in securing bookings, and that confirmed bookings represent work already performed by the Manager.

14.1 If the Owner terminates this Agreement (whether during the Initial Term or any Renewal Term, and whether by notice under clause 12.1, clause 12.2, or otherwise), the Owner must pay the Manager the Management Fee on all confirmed bookings that were accepted by the Manager before the effective date of termination.

14.2 This obligation applies regardless of whether:

• (a) the guest stays occur after the effective date of termination;
• (b) the Owner hosts those guests themselves without the Manager's involvement;
• (c) the Owner appoints a new manager or agent who hosts those guests; or
• (d) the bookings are cancelled by the Owner, the new manager, or the guest after termination.

14.3 The Management Fee payable under this clause is calculated on the Net Accommodation Revenue that would have applied if the booking had proceeded under this Agreement — that is, the gross accommodation revenue less Booking Platform fees and Cleaning Fees.

14.4 The Manager will, upon request, provide the Owner (or the Owner's new manager) with reasonable details of all confirmed bookings, including guest names, dates of stay, and expected revenue, to facilitate a smooth transition.

14.5 All amounts payable under this clause become due and payable within 14 days of the later of (a) the effective date of termination and (b) the date on which the relevant stay was scheduled to occur.

14.6 This clause applies only when the Owner terminates this Agreement. It does not apply if the Manager terminates the Agreement for any reason, including termination for the Owner's breach or insolvency.

15. Consequences of Termination

15.1 Upon termination of this Agreement by either Party, the Manager will cease marketing the Property and accepting new bookings from the effective date of termination.

15.2 All amounts owing by either Party to the other — including Management Fees, commission on confirmed bookings under clause 14, Early Termination Fees under clause 13, pass-through costs, and any other amounts — become due and payable within 14 days of the effective date of termination, unless a later date is specified in this Agreement.

15.3 Termination does not affect any rights, obligations, or liabilities that have accrued prior to the effective date of termination, including the Manager's right to fees on confirmed bookings under clause 14.

15.4 Clauses 11 (Confidentiality), 14 (Commission on Confirmed Bookings After Termination), and 15 (Consequences of Termination) survive the termination of this Agreement.

16. Dispute Resolution

16.1 If a dispute arises in connection with this Agreement, the Parties agree to first attempt to resolve the dispute through good-faith negotiation within 14 days of one Party notifying the other of the dispute in writing.

16.2 If the dispute is not resolved by negotiation within 14 days, either Party may refer the dispute to mediation in Adelaide, South Australia, conducted by a mediator agreed upon by the Parties or, failing agreement, appointed by the Resolution Institute (or its successor body).

16.3 Neither Party may commence court proceedings in respect of a dispute arising under this Agreement until it has complied with clauses 16.1 and 16.2, unless the Party seeks urgent interlocutory relief.

17. Governing Law

This Agreement is governed by and construed in accordance with the laws of South Australia. The Parties submit to the exclusive jurisdiction of the courts of South Australia and any courts competent to hear appeals therefrom.

18. Entire Agreement

18.1 This Agreement, including Schedule A, constitutes the entire agreement between the Parties in relation to its subject matter and supersedes all prior discussions, negotiations, representations, warranties, and arrangements, whether written or oral.

18.2 No variation of this Agreement is effective unless made in writing and signed by both Parties.

18.3 If any provision of this Agreement is found to be invalid or unenforceable, that provision will be severed and the remaining provisions will continue in full force and effect.

19. Execution

The Parties have executed this Agreement on the date(s) set out below.

Property Address:

Selected Fee Tier:   ☐ Tier 1 (24% + $1,500 Onboarding)    ☐ Tier 2 (26%, no Onboarding Fee)

Schedule A — Service Level & Operational Standards

This Schedule forms part of the Owner Management Agreement between the Manager and the Owner. Where there is any inconsistency between this Schedule and the main body of the Agreement, the main body of the Agreement prevails.

A.1 Guest Communication Response Times

• During business hours (8:00 AM – 8:00 PM ACDT/ACST): initial response within 15 minutes.
• After hours (8:00 PM – 8:00 AM ACDT/ACST): initial response within 1 hour.
• Emergency matters (safety, security, or property damage): immediate response at all times.

A.2 Check-in & Check-out Standards

• Guests will receive check-in instructions and property access details no later than 24 hours before the scheduled check-in time.
• The Manager will confirm check-out completion and arrange cleaning turnover promptly after guest departure.
• Standard check-in time: 3:00 PM. Standard check-out time: 10:00 AM. Variations may be accommodated subject to the cleaning schedule.

A.3 Cleaning & Inspection Standards

• The Property must be cleaned to a professional standard between every guest stay, including linen change, kitchen and bathroom sanitisation, floor cleaning, and general tidying.
• The cleaning provider will complete a post-clean checklist covering all rooms and amenities.
• The Manager may conduct spot-check inspections of cleaning quality and will address deficiencies with the cleaning provider.

A.4 Maintenance Coordination & Approval Thresholds

• The Manager may authorise emergency repairs up to $50 (incl. GST) without prior Owner approval where the repair is necessary to ensure guest safety, prevent property damage, or maintain a confirmed booking.
• For non-emergency maintenance or repairs exceeding $50, the Manager will obtain Owner approval before engaging tradespeople. The Owner must respond to approval requests within 48 hours per clause 6.4.
• All maintenance costs are pass-through expenses and are not subject to the Management Fee.

A.5 Monthly Reporting

• The Manager will provide a comprehensive monthly owner report within 10 business days of each month-end, as detailed in clause 9.1.
• Reports will be delivered electronically to the Owner's nominated email address.
• The Manager will make itself available for a monthly call or meeting with the Owner upon reasonable request to discuss performance and any concerns.

A.6 Property Inspections

• The Manager will conduct a formal property inspection at least once every 3 months.
• Inspection reports will note the condition of the Property, identify any maintenance or replacement needs, and include photographs where relevant.
• The Manager will provide the Owner with a copy of each inspection report within 7 days of the inspection.

A.7 Platform Listing Optimisation

• The Manager will review and optimise listing content (titles, descriptions, photos, amenity tags) at least once every 6 months, or more frequently where performance data indicates an opportunity for improvement.
• The Manager will monitor and respond to guest reviews on all Booking Platforms in a timely and professional manner.
• The Manager will maintain accurate calendar availability and pricing across all active Booking Platforms at all times.