Hartwell Turnkey Operations

Short-Term Rental Turnover, Concierge & Property Care Agreement

Service area: Franklin County, Georgia and the Lake Hartwell shoreline

Date:
Property Owner (“Client”):
Client phone & email:
Property address:

1 · Scope of services

Client engages Hartwell Turnkey Operations (“Provider”) as an independent contractor to provide local property care, turnover cleaning and operational support at the Property. Provider does not lease or advertise the Property, does not collect guest rental revenue on Client’s behalf, and does not act as Client’s agent in any real estate transaction. Client selects:

Monthly “boots-on-the-ground” retainer — $ / month, billed on the 1st

• Guest refuse removal. Refuse removed from the Property on the guest checkout day (typically Sunday or Monday), held off-site by Provider, and delivered to the Franklin County disposal facility on the next operating day. Note: that facility is closed Sunday and Monday, so the dump run normally falls on Tuesday. Per-bag disposal fees charged by the county are passed through at cost.
• Bi-weekly exterior walk-through — doors and locks, HVAC unit, water heater, visible plumbing, crawlspace, deck, shoreline and dock flotation, with timestamped photos.
• Local on-call by text for guest lockouts, Wi-Fi and breaker resets and freeze preparation. Provider responds as promptly as practicable during and outside business hours but is not a guaranteed 24/7 emergency service and does not provide fire, medical or security response. After-hours dispatch (before 8:00 a.m. or after 8:00 p.m.) is billed at $50 per visit in addition to the retainer.

5-star guest turnover — $ flat per checkout

• Complete interior clean; kitchen and bathroom sanitation; beds stripped and remade; linens laundered; Client-provided guest supplies restocked. Performed between 11:00 a.m. checkout and 4:00 p.m. check-in where the booking calendar allows.
• Ten timestamped inspection photographs sent to Client on completion, documenting readiness and recording any guest damage.
• Turnovers requested with less than 24 hours’ notice are accommodated when possible and may carry a rush fee of $. A turnover cancelled by Client with less than 12 hours’ notice is billed at % of the flat rate.

Seasonal & on-demand add-ons — approved by Client before work begins

• Roof, gutter & deck leaf blowout — $
• Firewood restock, stacked — $85 per restock
• Pre-freeze pipe & exterior faucet check — $95
• Minor maintenance & supply runs — $65/hour plus materials at cost, receipts provided
• Dock, flotation & shoreline photo check — $

2 · Limits of the engagement

Provider is not a licensed real estate broker, property manager, dock builder, electrician, plumber, HVAC technician or general contractor, and performs no work requiring such a licence. Structural, mechanical, electrical, plumbing and dock defects are inspected, photographed and reported to Client only. Provider may recommend licensed trades; Client contracts with them directly. Provider does not move, re-anchor or re-permit a dock, and gives no opinion on compliance with U.S. Army Corps of Engineers shoreline permits.

3 · Access, codes & security

Client will provide smart-lock or lockbox access codes and access to the booking calendar (or add Provider as a co-host for automated turnover notifications). Provider will keep codes confidential, will not share them with anyone outside Provider’s operation without Client’s consent, and will notify Client promptly if a code is believed compromised. Client is responsible for maintaining working locks, utilities and Wi-Fi.

4 · Damage, loss & reporting

Provider will report suspected guest damage, missing items or maintenance problems to Client with photographs within 24 hours of discovery. Provider is not responsible for guest conduct, guest damage, theft by third parties, or pre-existing conditions. Provider is responsible for loss or damage caused by Provider’s own negligence, subject to section 8.

5 · Supplies

Client supplies guest consumables (paper goods, soaps, coffee, linens). Provider supplies cleaning chemicals, equipment and labour. Supplies purchased by Provider on Client’s behalf are billed at cost with receipts.

6 · Payment

Retainers are billed on the 1st of each month by digital invoice or card on file. Turnover and add-on fees are billed on completion and are due within 48 hours. Amounts unpaid after days may carry a late fee of % per month, and Provider may suspend service on written notice while an invoice is outstanding.

7 · Insurance & independent contractor status

Provider operates as an independent contractor, controls its own methods and schedule, supplies its own equipment, and is responsible for its own taxes. Nothing here creates employment, partnership or agency. Provider carries general liability coverage with (carrier) at limits of $, and will provide a certificate of insurance on request. Client maintains property and short-term-rental coverage on the Property.

8 · Limitation of liability

To the maximum extent Georgia law allows, Provider’s total liability arising out of this Agreement is limited to the fees Client paid Provider in the three months preceding the claim. Neither party is liable for indirect, incidental or consequential damages, including lost rental income, cancelled bookings or review damage. Nothing in this section limits liability for gross negligence, wilful misconduct, or anything that cannot be limited by law.

9 · Photographs

Inspection photographs are documentation created for Client and may be used freely by Client. Provider will not publish or use photographs of the Property for marketing without Client’s prior written consent (text or email is sufficient).

10 · Term, cancellation & governing law

This Agreement runs month-to-month with no long-term commitment. Either party may cancel at any time on 14 days’ written notice; email or text message is sufficient. Work already performed remains payable. This Agreement is governed by the laws of the State of Georgia, with venue in Franklin County, Georgia, and is the entire agreement between the parties, superseding prior discussions.

11 · Acceptance

Signing below — or replying “I AGREE” from the phone number or email address listed above — constitutes acceptance of this Agreement and has the same effect as a handwritten signature.

County disposal hours and fees referenced in section 1 are as published by Franklin County, Georgia in November 2026 and may change.