The $6,000 Switch Guarantee.

In short

1. Definitions

Capitalized terms used in this Guarantee have the meanings below. Terms not defined here have the meaning given in the Luxsle Property Management Agreement (the “Management Agreement”).

“Luxsle”

means Luxsle Corp, a Washington corporation.

“Owner”

means the person or entity that signs the Management Agreement for the Qualifying Property.

“Qualifying Property”

means a single residential property that (a) was actively listed and rented as a short-term rental on at least one major channel (Airbnb, Vrbo, or Booking.com) for the entire Baseline Period, (b) was managed for the entire Baseline Period by a Prior Manager, not self-managed or co-hosted by an individual, (c) generated at least $20,000 in Net Rental Revenue during the Baseline Period, (d) is located in King, Snohomish, or Skagit County, Washington, and (e) is placed under an exclusive, full-service Management Agreement with Luxsle for a term of at least 24 months.

“Onboarding Date”

means the date Luxsle's listing for the Qualifying Property goes live on its first distribution channel.

“Guarantee Period”

means the twenty-four (24) consecutive calendar months beginning on the first day of the first full calendar month after the Onboarding Date, divided into two consecutive twelve-month periods (“Guarantee Year 1” and “Guarantee Year 2”, each a “Guarantee Year”).

“Prior Manager”

means a property management company or real estate firm holding an active Washington real estate firm license under RCW 18.85 that managed the Qualifying Property under a written management agreement, issued monthly owner statements, and collected and disbursed the rental revenue for the entire Baseline Period. An individual co-host, a friend or family member, an unlicensed “host service,” or the Owner's own entity is not a Prior Manager.

“Baseline Period”

means the twelve (12) consecutive calendar months immediately preceding the Onboarding Date.

“Net Rental Revenue”

means the nightly rental charges actually received and retained by the Owner for stays of fewer than 30 nights, after deducting channel commissions and host fees, payment-processing fees, management or co-host fees (including Luxsle's Management Fees), cleaning and other pass-through fees, refunds, chargebacks, and guest credits. Net Rental Revenue excludes taxes, security deposits, damage recoveries, insurance proceeds, resolution-center payouts, and revenue from any stay of 30 nights or longer.

“Management Fees”

means the percentage management fees actually paid by the Owner to Luxsle under the Management Agreement during the Guarantee Period, excluding onboarding or setup fees, pass-through costs, maintenance coordination fees, and any other charges.

“Prior Performance Documentation”

means proof of the Qualifying Property's income for the full Baseline Period, consisting of (a) the actual, unaltered transaction-history or payout reports downloaded directly from each booking site used (Airbnb, Vrbo, Booking.com, or others), showing every reservation, nightly rate, fees, and payout by date; and (b) verified income records corroborating those reports, meaning the prior manager's or co-host's monthly owner statements for every month of the Baseline Period, bank statements showing the corresponding rental deposits, or the Owner's filed federal tax return with the Schedule E (or equivalent) for the property. Owner-prepared spreadsheets, summaries, screenshots, estimates, or listing-site “earnings” dashboards do not qualify. Revenue not shown on a booking-site report and corroborated by a verified income record is excluded from Baseline Net Rental Revenue.

“Shortfall”

means, for a completed Guarantee Year, (Baseline Net Rental Revenue + $6,000) minus that Guarantee Year's Net Rental Revenue, if that number is greater than zero. “Surplus” means the amount by which a completed Guarantee Year's Net Rental Revenue exceeds Baseline Net Rental Revenue + $6,000. The target is the same in both Guarantee Years: the Prior Manager's annual result plus $6,000; it does not step up in Guarantee Year 2.

2. The Guarantee

If the Owner satisfies every requirement in Section 3, no event in Section 4 occurs, and the Qualifying Property's Net Rental Revenue for a completed Guarantee Year is less than its Baseline Net Rental Revenue plus $6,000, Luxsle will issue the Owner a credit equal to that Guarantee Year's Shortfall (the “Guarantee Credit”), subject to the limits below. Because monthly demand fluctuates, the Guarantee is measured only once per Guarantee Year, on the last day of that Guarantee Year, using the full twelve months of revenue; no month, quarter, season, or other partial period is measured on its own, and a Guarantee Year that is not completed earns no Guarantee Credit. At the end of Guarantee Year 2, any Surplus from Guarantee Year 1 is applied first to reduce the Guarantee Year 2 Shortfall before any Guarantee Credit is calculated for Guarantee Year 2.

2.1 Cap. The Guarantee Credit will never exceed the lesser of (a) $6,000 per Guarantee Year, $12,000 in total, and (b) the total Management Fees actually paid by the Owner during the Guarantee Period. No more than $6,000 is attributable to any one Guarantee Year, an unused portion of one Guarantee Year's cap does not carry into the other, and there is no pro-rating for a partial Guarantee Year.

2.2 Form of payment. The Guarantee Credit is issued solely as a credit against future Management Fees, applied in equal monthly installments over the twelve (12) months immediately following Luxsle's written determination for that Guarantee Year, which requires the Management Agreement to remain in effect through that period. It is not paid in cash, is not transferable, carries no interest, and has no cash value. Any unused portion is forfeited if the Management Agreement terminates for any reason before the credit is fully applied.

2.3 One guarantee per Owner. The Guarantee applies to one Qualifying Property per Owner (including affiliated entities and household members), one time, regardless of how many properties the Owner places with Luxsle.

2.4 Baseline adjustments. Luxsle may adjust Baseline Net Rental Revenue to exclude revenue from stays of 30 nights or longer, owner-referred or repeat guests booked outside a channel, one-time events (for example, a major sporting event or festival that is not recurring annually), and any revenue Luxsle cannot verify against Prior Performance Documentation. Where documentation is incomplete, Luxsle may determine Baseline Net Rental Revenue using third-party market data for comparable properties, and that determination is final.

2.5 Comparable-period adjustment. If the Qualifying Property had more available nights in the Baseline Period than in the Guarantee Period for any reason attributable to the Owner (blocked dates, owner use, repairs the Owner elected to defer, HOA or permit restrictions), Baseline Net Rental Revenue will be pro-rated downward only if Luxsle, in its discretion, elects to do so; otherwise, the availability difference is treated as a Forfeiture Event under Section 4.

2.6 Baseline Approval is a condition precedent. The Guarantee does not exist for any property until Luxsle has reviewed the Owner's Prior Performance Documentation, verified it under Section 5.6, and issued a written “Baseline Approval” stating the approved Baseline Net Rental Revenue figure, all before the Management Agreement is signed. The approved figure in the Baseline Approval is the Baseline Net Rental Revenue for all purposes under this Guarantee and may not be revised upward afterward. If Luxsle declines to issue a Baseline Approval, or the Owner signs the Management Agreement before one is issued, the Owner may still engage Luxsle under the Management Agreement, but no Guarantee attaches to that property, and no later submission of documentation creates one. Luxsle may decline to issue a Baseline Approval for any reason, including insufficient, unverifiable, or Owner-created documentation, a Baseline Net Rental Revenue below $20,000, or a property or market Luxsle judges unlikely to support the Guarantee.

2.7 Why the measurement runs two years. Luxsle's results compound: pricing history, listing ranking, review volume, repeat guests, and the property improvements made in the first year typically produce their full return in the second. Measuring each full year against the Prior Manager's single-year result, with a Guarantee Year 1 Surplus carried into Guarantee Year 2, reflects that compounding, and is why the Guarantee is offered only with a 24-month Management Agreement.

3. Eligibility requirements

The Owner must satisfy all of the following for the entire Guarantee Period. Failure to meet any one requirement voids the Guarantee in full; Luxsle has no obligation to pro-rate or partially honor it.

1. Documentation. Deliver complete Prior Performance Documentation (actual booking-site reports plus verified income records, as defined in Section 1) for the previous twelve (12) months to guarantee@luxsle.com before the Management Agreement is signed, deliver any additional records Luxsle requests within five (5) business days of the request, and receive Luxsle's written Baseline Approval under Section 2.6 before signing. No Baseline Approval, no Guarantee.
2. Exclusive management. Keep the Qualifying Property under Luxsle's exclusive, full-service Management Agreement, with no self-managed, co-hosted, or third-party-managed listings for the property anywhere, for the entire Guarantee Period and through the date the final Guarantee Credit installment is applied.
3. Luxsle pricing. Allow Luxsle to set nightly rates, minimum stays, discounts, fees, and cancellation policies through its dynamic pricing tools without Owner override. Any Owner-imposed rate floor, rate ceiling, or minimum stay override voids the Guarantee.
4. Availability. Keep the property available for guest bookings at least 345 nights in each Guarantee Year, including all holiday weeks (Memorial Day, July 4th, Labor Day, Thanksgiving, Christmas, and New Year's), with no owner use, family use, friend-and-family stays, or blocked dates beyond a 20-night allowance per Guarantee Year.
5. Property standards. Complete Luxsle's onboarding checklist within thirty (30) days of signing, maintain the property at the condition documented at onboarding, and approve any repair, replacement, or furnishing recommendation Luxsle identifies as affecting guest ratings within ten (10) days of the recommendation.
6. Channels. Allow Luxsle to list the property on every distribution channel Luxsle selects, under Luxsle's host accounts, and transfer or close any existing Owner-controlled listings for the property before the Onboarding Date.
7. Reviews. Approve and fund any repair, replacement, deep clean, or furnishing item Luxsle identifies in writing as affecting guest ratings within ten (10) days of the notice. A drop in the property's average guest rating below 4.7 on any channel voids the Guarantee only where Luxsle identified such an item in writing and the Owner declined, delayed, or failed to fund it; rating drops caused by factors outside the Owner's control do not count against the Owner.
8. Compliance. Hold and keep current every permit, license, business registration, and tax registration required for short-term rental use, and keep the property free of HOA, CC&R, zoning, or lease restrictions on short-term rental for the entire Guarantee Period.
9. Payments. Pay every Luxsle invoice, Management Fee, and pass-through reimbursement in full and on time. Any invoice more than fifteen (15) days past due voids the Guarantee.
10. Minimum stay and policy. Accept a minimum-stay policy of two (2) nights or fewer and a cancellation policy of “Moderate” or more flexible, as set by Luxsle.
11. Baseline integrity. Have not materially changed the property's bedroom count, sleeping capacity, amenities, or listing category between the Baseline Period and the Guarantee Period unless Luxsle approved the change in writing as a Luxsle-recommended improvement.
12. Term. Sign a Management Agreement with an initial term of at least twenty-four (24) months, and be in good standing on the date any Guarantee Credit is determined and on the date each installment is applied.

4. Forfeiture events

The Guarantee is void, and no Guarantee Credit is owed, if any of the following occurs at any time before the final Guarantee Credit installment is applied (each a “Forfeiture Event”):

• The Owner terminates, attempts to terminate, or gives notice of termination of the Management Agreement, or Luxsle terminates it for the Owner's breach.
• The Owner cancels, or causes Luxsle to cancel, any confirmed guest reservation for a reason other than the property being uninhabitable due to events outside the Owner's control (fire, flood, utility failure not caused by deferred maintenance, government order).
• The Owner blocks dates, uses the property, or permits anyone to occupy it outside a Luxsle-booked reservation beyond the 20-night-per-Guarantee-Year allowance in Section 3.
• The Owner lists, markets, or rents the property through any channel, person, or platform other than Luxsle, or accepts any direct or off-platform booking.
• The Owner overrides, requests Luxsle override, or interferes with Luxsle's pricing, minimum-stay, discount, or cancellation-policy settings.
• The Owner declines, delays beyond ten (10) days, or fails to fund any repair, replacement, deep clean, or furnishing recommendation Luxsle identifies in writing as necessary to maintain guest ratings or listing performance.
• The property receives a guest complaint, channel warning, or listing suspension relating to cleanliness, safety, accuracy of the listing, or undisclosed cameras or recording devices, where the cause is the Owner's conduct or the Owner's failure to approve or fund an item Luxsle identified in writing.
• The property is listed for sale, transferred, refinanced in a way that restricts rental use, or made subject to a lease, HOA rule, permit condition, or government order that limits short-term rental.
• The Owner provides incomplete, altered, Owner-created, or inaccurate Prior Performance Documentation; refuses or delays the account access, screen-share, or prior-manager release described in Section 5.6; or Luxsle is unable to verify Baseline Net Rental Revenue against booking-site records and a corroborating verified income record.
• The Owner materially changes the property's bedroom count, occupancy, amenities, pet policy, or smoking policy from the Baseline Period without Luxsle's written approval.
• Any Luxsle invoice remains unpaid more than fifteen (15) days after its due date.
• The Owner engages in conduct that harms Luxsle's host-account standing on any channel, including contacting guests directly, soliciting reviews, or disputing guest charges without Luxsle's consent.
• Revenue is affected by circumstances outside Luxsle's control, including changes in law, regulation, permitting, or taxation; channel policy changes or algorithm changes; natural disaster, wildfire smoke, severe weather, or public-health events; utility, road, or transit disruption; market downturn; or new competing supply in the property's market.

Effect on Guarantee Years. A Forfeiture Event voids the Guarantee for the Guarantee Year in which it occurs and every later Guarantee Year; a Guarantee Credit already determined for a completed earlier Guarantee Year is not clawed back unless Section 5.6 applies, but any installments not yet applied are forfeited under Section 2.2. Because demand varies month to month, Luxsle does not calculate a Guarantee Credit for a partial Guarantee Year under any circumstances.

5. Measurement and claims

5.1 Owner must claim. The Guarantee Credit is not automatic. The Owner must submit a written claim to guarantee@luxsle.com within thirty (30) days after the last day of each Guarantee Year (one claim per Guarantee Year, none earlier), stating the Baseline Net Rental Revenue the Owner believes applies and attaching any supporting records not already delivered. A claim received after that window is waived.

5.2 Luxsle calculates. Within sixty (60) days of a timely claim, Luxsle will calculate Baseline Net Rental Revenue, Guarantee Period Net Rental Revenue, Management Fees paid, and any Shortfall, and will deliver its written determination. Luxsle's records of Guarantee Period revenue control; the Owner's records of the Baseline Period are accepted only to the extent Luxsle can verify them against channel-level exports.

5.3 Determination is final. Luxsle's determination of eligibility, Forfeiture Events, Baseline adjustments, and the Shortfall is final and binding absent manifest arithmetic error identified in writing by the Owner within ten (10) days of the determination.

5.4 Verification rights. Luxsle may request, and the Owner must provide within five (5) business days, read-only access to the Owner's channel host accounts, prior-manager owner portal, and bank statements showing rental deposits for the Baseline Period. Refusal or delay voids the Guarantee.

5.5 Offset. Luxsle may offset any Guarantee Credit against amounts the Owner owes Luxsle under the Management Agreement, including unpaid fees, reimbursements, early-termination fees, and guest-damage charges not covered by a deposit or claim.

5.6 Authenticity of records. Booking-site reports are accepted only when (a) exported by Luxsle directly from the Owner's host account during a live screen-share or through read-only account access the Owner grants to Luxsle, or (b) delivered in the original, unmodified file format generated by the booking site, with Luxsle free to confirm the figures against the site's host-account dashboard, the prior manager, and the Owner's bank. Luxsle may contact the prior manager or co-host directly, and the Owner authorizes them to release owner statements and reservation history to Luxsle. The Owner certifies that all Prior Performance Documentation is true, complete, and unaltered. Any report, statement, or figure that Luxsle determines was created, edited, or summarized by the Owner or anyone acting for the Owner, rather than generated by the booking site, prior manager, bank, or tax authority, is rejected in full, and its submission voids the Guarantee, is a material breach of the Management Agreement, and entitles Luxsle to recover any Guarantee Credit already applied plus its costs of verification.

6. General terms

6.1 Sole remedy. The Guarantee Credit is the Owner's sole and exclusive remedy for any shortfall in rental revenue during the Guarantee Period. Luxsle makes no other promise, projection, or representation about revenue, occupancy, or rates, and any forecast, pro forma, or market estimate provided to the Owner is illustrative only.

6.2 Not a cap on Owner obligations. Nothing in this Guarantee limits the Owner's obligations under the Management Agreement, including Management Fees, reimbursements, and early-termination fees, all of which remain payable in full whether or not a Guarantee Credit is issued.

6.3 Modification and withdrawal. Luxsle may modify or withdraw this Guarantee for new Owners at any time. The version in effect on the date the Owner signs the Management Agreement governs that Owner.

6.4 Relationship to Management Agreement. This Guarantee is incorporated into and governed by the Management Agreement. If this Guarantee conflicts with the Management Agreement, the Management Agreement controls, except that this Guarantee controls on the calculation and payment of the Guarantee Credit.

6.5 Governing law and disputes. Washington law governs. Any dispute is resolved under the dispute-resolution provisions of the Management Agreement.

6.6 Acknowledgment. By signing the Management Agreement, the Owner confirms they have read this Guarantee in full, understand that the Guarantee Credit is conditional, capped, and issued as a fee credit rather than cash, and have had the opportunity to consult counsel.

7. Required disclosures

7.1 Delivered before signing. The Owner acknowledges receiving this complete written Guarantee and Luxsle's written Baseline Approval before signing the Management Agreement, and that any advertisement, flyer, web page, or verbal description of the Guarantee is a summary only; this document is the entire Guarantee.

7.2 Credit, not a refund. The Guarantee Credit is applied against future Management Fees. It is not a cash payment, refund, rebate, or money-back guarantee, and Luxsle does not offer a satisfaction or money-back guarantee of any kind.

7.3 No revenue projection. Any revenue estimate, comparable-property data, or market analysis Luxsle provides is an opinion based on third-party data at the time given, is not a guarantee of future performance, and is not a basis for the Guarantee Credit. Actual results depend on market conditions, property condition, seasonality, and factors outside Luxsle's control.

7.4 Written addendum. This Guarantee is an addendum to the Management Agreement and is effective only when signed by the Owner and Luxsle's Designated Broker. It may be amended only by a writing signed by both.

7.5 Tax treatment. A Guarantee Credit may be treated as a reduction in deductible management expense or as income for tax purposes. Luxsle does not give tax advice; the Owner should consult a tax professional.

7.6 Where offered. This Guarantee is offered only for properties in King, Snohomish, and Skagit Counties, Washington, and is void where prohibited by law, HOA covenant, lease, or permit condition.

7.7 Compliance and no solicitation of breach. Luxsle Corp adheres to all applicable federal, state, and local laws, including Washington real estate licensing law (RCW 18.85 and Title 308 WAC), the Washington Consumer Protection Act, fair housing laws, and local short-term rental ordinances. These materials are for informational purposes only and are not intended to solicit, induce, or encourage the breach of any valid and existing agreement between the Owner and any other property manager, co-host, or service provider. The Owner is solely responsible for determining when and how any existing agreement may be terminated, for complying with its notice and termination provisions, and for any fees or obligations owed under it. Luxsle will not onboard a property, and the Guarantee Period will not begin, until the Owner confirms in writing that the Owner is free to enter the Management Agreement without breaching any prior agreement.

7.8 Short-form advertising disclosure. Any advertisement that mentions the $6,000 figure includes the following, clearly and conspicuously and no more than one click from the claim: