STR Purchase, Rental & Sublease Representation Agreement
Airbnb and vacation-rental assistance from Luxury Property Solutions, LLC — buy a property or find a place to rent and sublease.
STR purchase or rental/sublease assistance: $5,000
Property search, negotiation, STR eligibility and application assistance, and initial launch coordination. Optional ongoing management is contracted separately.
Looking for a waterfront dock home? View the separate $10,000 program.
1. Parties and purpose
This Agreement is between Luxury Property Solutions, LLC (“LPS” or “Broker”) and the individual or entity identified in the registration (“Client”). Client engages LPS either to assist with purchasing a property or to locate and negotiate a rental property that Client may lawfully sublease for short-term rental use on Airbnb, Vrbo, or other booking channels. The same $5,000 fee applies to either service pathway. Airbnb is a third-party platform; this program is offered by LPS.
2. Purchase or rental/sublease assistance
LPS will assist with identifying properties within the agreed target areas and budget, evaluating comparable properties and illustrative rental economics, coordinating showings, preparing and negotiating purchase offers or rental proposals and lease terms, coordinating due diligence with the Client’s inspectors and advisors, and helping organize the steps through purchase or lease execution. For rental/sublease clients, services include locating prospective landlords willing to permit STR use and coordinating written STR subletting permission and lease/addendum review with Client’s attorney. Client retains authority to accept or reject properties and offers. No purchase, landlord approval, lease, financing, or income result is guaranteed.
3. STR eligibility and application assistance
LPS will help identify relevant state and local licensing or registration pathways, organize application information, and coordinate application preparation and submissions when separately authorized by Client. The specific property must be checked for zoning, local restrictions, HOA or condominium rules, safety requirements, insurance, and lender restrictions before operation. For rental/sublease arrangements, Client must obtain explicit written landlord authorization permitting short-term rental subletting and comply with the lease, any STR addendum, association rules, and applicable local requirements. Signing this Agreement or paying LPS does not itself authorize subletting. Security deposits, rent, utilities, furnishing, and other operating costs remain Client’s responsibility. Client remains responsible for accurate information, required approvals, and government charges. LPS does not guarantee license issuance or authority approval.
4. Setup and launch coordination
The fee includes initial planning and coordination for furnishing, staging, photography, listing setup, initial pricing, and vendor introductions. Furniture, repairs, photography, equipment, insurance, software, platform fees, and other third-party charges are paid by Client unless expressly included in a signed scope of work. LPS must obtain Client approval before committing Client to third-party expenditures.
5. One-time fee — $5,000
Client agrees to pay a one-time purchase or rental/sublease assistance and representation service fee of $5,000.00 by invoice or wire transfer after signing and before LPS begins the paid services. It is a fee for professional services, not a down payment, earnest-money deposit, security deposit, rent payment, furnishing budget, or recurring management charge. The fee is non-refundable once paid, except where applicable law requires otherwise, and will be credited toward LPS’s purchase or lease commission as stated below. Brokerage compensation is negotiable. This Agreement authorizes only the stated $5,000 fee; any additional commission or compensation must be set out in a separate signed agreement stating the amount or objective calculation and how credits apply, before the services to which that compensation relates. This Agreement does not authorize unspecified additional compensation. The upfront representation fee actually paid will be credited dollar-for-dollar toward LPS’s brokerage commission for the completed purchase or executed lease covered by this Agreement. LPS will show the credit on the commission invoice or settlement accounting and will not charge the same amount twice. If the commission is paid by a seller, landlord, listing broker, or another party, LPS will account for the client’s fee credit in the final commission reconciliation. The credit applies to brokerage commission, not rent, deposits, down payments, third-party costs, or ongoing STR management fees. If no purchase or lease is completed, the existing non-refundable fee terms continue to apply except as required by law.
6. Optional ongoing management
Client may request LPS full STR management or co-hosting after purchase or lease execution. Management is optional and does not begin solely by signing or paying this purchase or rental/sublease agreement. Before management begins, LPS and the authorized STR operator must sign a separate property-specific management agreement, with any required property-owner consent specifying the management percentage or fixed fee, any setup fee or monthly minimum, the definition of gross bookings, cleaning and maintenance responsibilities, spending limits, payout timing, owner reporting, booking account control, term, and termination. No recurring charge is authorized by this purchase or rental/sublease agreement.
7. Client responsibilities
Client will provide accurate contact, budget, financing, and property information; cooperate with due diligence; review and authorize applications and offers; arrange independent legal, tax, and financial advice; and pay approved third-party costs. Client must not begin STR operations until the applicable permissions and requirements are satisfied. Any account access or credit-check authorization must be separately and specifically authorized.
8. Term and termination
The purchase or rental/sublease service term begins when both parties accept this Agreement and payment is confirmed and continues for twelve months, unless terminated earlier in writing. Either party may terminate prospectively by written notice. The fee treatment in Section 5 remains subject to applicable law. This Agreement does not create automatic renewal or additional cancellation charges. The parties will document any agreed extension or property-specific scope in writing.
9. Separate waterfront program
Dock-home and waterfront acquisition representation remains available under the existing Waterfront & Dock-Home agreement at $10,000.00. This $5,000 general STR agreement does not enroll Client in that program. If Client changes programs, LPS must provide a signed amendment or replacement agreement stating the new total fee and treatment of amounts already paid before collecting any additional amount. No automatic second fee is authorized.
10. No professional-advice or earnings guarantee
LPS provides the services described here and does not act as Client’s attorney, accountant, tax advisor, or lender. Occupancy, revenue, expenses, tax outcomes, property appreciation, platform approval, and returns are estimates or matters for the appropriate specialists. Client makes purchasing, leasing, subletting, and operating decisions with independent advisors.
11. Acceptance, records, and applicable law
Florida law governs, subject to applicable mandatory law. Changes must be in a writing accepted by both parties. Client must receive a copy of the accepted agreement and payment receipt. Electronic acceptance may be used through the registration and signing form below. Submitting the registration and electronic signature records Client’s acceptance; it is not payment confirmation or LPS acceptance. Paid services begin only after acceptance by LPS and verified payment. If a provision is unenforceable, the remaining provisions continue to the extent permitted by law.
Register & Sign — $5,000
Submit your details and electronic signature. LPS will review your request and provide an invoice or wire-transfer instructions. Do not enter card or bank information here.