AirBee Co-Host Service Agreement

This service agreement sets out the terms on which AirBee will provide co-hosting and property management services to the Host in respect of short-term lettings on the Airbnb platform. By agreeing to these terms via email, the Host confirms they have understood and agreed to these terms in full.

1. Definitions

In this agreement, the following terms have the meanings given below:

  • "AirBee" means the co-hosting management service operating under that name in Bristol.
  • "Host" means the Airbnb-registered property owner entering into this agreement.
  • "Property" means the residential property listed on Airbnb under the Host's account, as detailed above.
  • "Guest" means any person making or occupying a reservation at the Property via Airbnb.
  • "Services" means the co-hosting and management services described in Clause 3.
  • "Booking Revenue" means the total amount received from a Guest via Airbnb, including any cleaning fee set on the listing.

2. Nature of the Relationship

2.1 AirBee is an independent third-party service provider operating as a co-host on the Airbnb platform under Airbnb's Co-Host Additional Terms of Service. AirBee is not an employee, partner, or joint venturer of the Host. AirBee acts as a limited authorised agent of the Host solely for operational purposes — including managing the Airbnb listing, communicating with guests, coordinating cleaning, and submitting damage claims via Airbnb's Resolution Centre on the Host's behalf. AirBee has no authority to enter into any financial commitments, tenancy agreements, or other obligations on the Host's behalf beyond these operational matters. The Host's primary contract with Airbnb remains solely between the Host and Airbnb, and the Host is solely responsible for complying with Airbnb's terms and conditions.

2.2 AirBee operates within the Airbnb co-host framework under Airbnb's Co-Host Additional Terms of Service. AirBee's standard management fee is collected via Airbnb's co-host payout system, whereby Airbnb deducts the agreed percentage from the Host's booking revenue at source and remits it to AirBee directly — the Host is not invoiced for this fee and no action is required from the Host in respect of it. AirBee does not otherwise hold or manage Host funds. AirBee does not act as a letting agent and does not manage long-term or assured shorthold tenancies.

3. AirBee's Services

3.1 Standard Services (Included in the Management Fee)

The following services are included within AirBee's standard management fee:

  • Initial consultation and guidance on preparing the Property for Airbnb.
  • Assistance setting up and optimising the Airbnb listing, including photography referrals.
  • Management of all guest communications from initial enquiry through to post-stay review.
  • Guest vetting prior to accepting bookings.
  • Pricing management throughout the year, including adjustment for peak periods, weekends and local events.
  • Coordinating and overseeing cleaning and linen changeovers between bookings.
  • Notifying the Host promptly of any issue reported by a Guest that requires the Host's attention or action.
  • Raising money requests via Airbnb's Resolution Centre in the event of guest damage or missing items (see Clause 7).
  • Managing and selling parking permits on the Host's behalf, where applicable (AirBee's margin: 15% of permit revenue).

3.2 Services Expressly Excluded from the Standard Fee

The following are not included in AirBee's standard management fee and will be charged as set out in Clause 5:

  • Purchasing or replenishing consumables and essentials (e.g. toiletries, cleaning products, kitchen supplies).
  • Property checks beyond AirBee's own scheduled visits (e.g. collecting post, replacing light bulbs, putting bins out).
  • Any maintenance, repair, or remedial works of any kind.
  • Plant watering or any horticultural tasks.

3.3 What AirBee Does Not Do

For the avoidance of doubt, AirBee does not:

  • Undertake or arrange structural, mechanical, electrical, gas, or any other maintenance or safety works.
  • Accept responsibility for the physical condition, safety compliance, or habitability of the Property.
  • Provide out-of-hours emergency response to property defects (e.g. boiler failure, roof damage) — these remain the Host's responsibility to resolve.

4. Host's Obligations

The Host agrees to:

  • Ensure the Property is, at all times, safe, legally compliant, and fit for occupation by guests. This includes (but is not limited to) ensuring valid gas safety certificates, electrical installation reports (EICR), smoke and carbon monoxide alarms, and any other legally required checks are in place and up to date.
  • Promptly address any maintenance issue, safety concern, or defect reported to them by AirBee.
  • Provide AirBee with complete, accurate and up-to-date information about the Property at all times.
  • Supply at least three complete sets of keys to the Property before the commencement of Services.
  • Provide cleaners with a vacuum cleaner, mop and bucket, and a toilet brush for each bathroom.
  • Keep consumable stocks adequately replenished, or appoint AirBee to do so under Clause 5.
  • Maintain the Airbnb calendar open for bookings at least four months in advance, with no less than 80% of the annual calendar available for guest bookings. AirBee operates a small and selective portfolio; extended periods of unavailability affect AirBee's ability to sustain the management arrangement.
  • Arrange and pay for a deep clean of the Property before the first guest arrival.
  • Pay all AirBee invoices for 15% parking permit revenue and call-out services within 48 hours of receipt. No invoice will be raised for the standard management fee, which is collected automatically via Airbnb's payout system.
  • Obtain and maintain adequate insurance for the Property and its contents, and comply fully with Airbnb's AirCover policy requirements.
  • Remain logged out of the Airbnb host account while AirBee is managing the Property, except where expressly agreed otherwise. Host interference with live guest communications or listing management undermines AirBee's ability to provide the Services effectively.
  • Not at any time directly or indirectly solicit, approach or engage any employee, contractor or cleaner introduced to the Host through AirBee, whether during or after this agreement, without AirBee's prior written consent.

5. Fees and Payment

5.1 Standard Management Fee

AirBee's standard management fee is 15% of the total Booking Revenue (inclusive of any cleaning fee set on the Airbnb listing). This fee is collected automatically via Airbnb's co-host payout system, whereby Airbnb deducts the agreed percentage at source and remits it to AirBee directly. No invoice will be raised for this fee and no payment action is required from the Host. AirBee will invoice the Host separately only in respect of parking permit revenue and call-out services under Clause 5.3, and we ask that those invoices are paid within 48 hours of receipt. As we are a small setup, we cannot take on clients who are unwilling to pay within this window.

5.2 Direct and Off-Platform Bookings

If the Property is booked directly with the Host (outside the Airbnb platform) while this agreement is in force — including bookings made via any other platform — AirBee's standard management fee of 15% remains payable on the gross booking value. AirBee's management fee is not payable on stays by the Host's family or friends where no payment is received.

If AirBee discovers that a direct booking has taken place without AirBee's knowledge or agreement, and without payment of the applicable fee, AirBee reserves the right to terminate this agreement immediately without notice. No compensation will be payable by AirBee in such circumstances.

5.3 Additional Call-Out Services

The following additional services are available on request and will be invoiced at the end of each calendar month:

Service Rate Examples
Sorter Call-Out £12 per job Buying stocks; key cutting; collecting/forwarding post; dropping off or collecting items; changing key-safe codes; bin runs; plant watering; similar ad-hoc tasks.
Handyman / Maintenance Co-ordination £15 per hour Coordinating and/or meeting tradespeople at the Property for basic plumbing, carpentry, boiler re-pressurisation, painting, minor electrical work, or pest control.
Specialist / Emergency Call-Outs Charged at cost (no AirBee margin) Severe plumbing failures; gas leaks; any situation requiring specialist contractors.

6. Property Safety and Maintenance

6.1 The Host is solely responsible for ensuring the Property complies with all applicable health and safety legislation.

6.2 AirBee has no responsibility for the physical condition, structural integrity, or safety of the Property or its contents.

6.3 The Host must respond promptly to any safety or maintenance issue brought to their attention by AirBee. If an unresolved issue poses a risk to guest safety or is likely to result in a guest complaint or Airbnb penalty, AirBee reserves the right to suspend or cancel affected bookings at its reasonable discretion, without liability to the Host.

6.4 Although we carefully select all tradespeople in our network, AirBee is unable to accept liability for the work performed by any of these individuals.

7. Damage, Theft and the Resolution Centre

7.1 In the event of guest-caused damage or theft, AirBee will raise a money request via Airbnb's Resolution Centre on the Host's behalf, acting in its capacity as the Host's authorised agent for this purpose as contemplated by Airbnb's Co-Host Additional Terms of Service. This is included within the standard management fee. If the guest disputes or declines the request, AirBee will step back and it is the Host's responsibility to escalate the matter through Airbnb's AirCover claim process or any other available route. Similarly, if the issue falls directly under an AirCover claim from the outset, the Host is responsible for handling that process directly.

7.2 AirBee's cleaners will make reasonable efforts to identify and report obvious or significant damage following a guest checkout. However, given the volume of properties managed, AirBee cannot guarantee that every mark, stain, scuff or defect will be identified or noticed or recorded. AirBee will assist in pursuing compensation through the Resolution Centre but accepts no financial liability for damage to or loss of the Host's linen or other property.

7.3 Guest-related costs will be apportioned as follows:

  • Where the issue arises from a property defect or Host responsibility (e.g. Wi-Fi failure, broken appliance), any refund offered to the guest will be deducted from the Host's Airbnb payout.

8. Limitation of Liability

8.1 AirBee shall not be liable to the Host for any indirect, consequential or special loss, including loss of rental income, loss of Airbnb Superhost status, or loss of bookings, however arising.

8.2 Nothing in this agreement limits or excludes liability for death or personal injury caused by negligence, or for fraud or fraudulent misrepresentation.

8.3 The Host agrees to indemnify and hold AirBee harmless from and against any claims, liabilities, damages, losses and expenses (including reasonable legal fees) arising from: (a) any breach by the Host of this agreement or Airbnb's terms and conditions; (b) any failure by the Host to maintain the Property in a safe and legally compliant condition; (c) any act or omission of the Host or any guest at the Property; or (d) any claim brought against AirBee arising from AirBee acting in good faith within the scope of its authorised operational role as defined in Clause 2.1. For the avoidance of doubt, this indemnity covers AirBee and any contractors or representatives acting on AirBee's behalf within that same authorised scope.

9. Termination

9.1 Either party may terminate this agreement at any time. There is no minimum term. A notice period be agreed and confirmed in writing on a case by case basis.

9.2 Upon termination, AirBee will no longer continue to manage any bookings, and the cleaners will not attend any stays that go ahead after termination.

9.3 AirBee may terminate this agreement with immediate effect and without notice if:

  • The Host takes a direct booking without paying the applicable fee (see Clause 5.2);
  • The Host materially breaches any obligation under this agreement and (where the breach is capable of remedy) fails to remedy it within 7 days of written notice; or
  • The Host acts in a way that is abusive, threatening or otherwise unreasonable towards AirBee, its contractors or any guest.

9.4 On termination, the Host must settle any outstanding invoices within 14 days.

10. Amendments to These Terms

AirBee may update these terms from time to time. The Host will be notified of any material changes in writing (including by email). Continued use of AirBee's Services following notification of a change constitutes acceptance of the revised terms.

11. Property Readiness Checklist

Before AirBee can commence management of the Property, the following must be in place:

  • Two key safes (one primary, one emergency backup)
  • 3 sets of keys
  • Airbnb Platform Guidebook with hosts local and personal recommendations
  • Lockable cupboard for stocks, spare linen and towels
  • Vacuum cleaner
  • Mop and bucket
  • Hairdryer
  • House Manual (typed) explaining how everything in the Property works
  • Fully stocked kitchen with all the equipment needed for guests to cater
  • Guest consumables: toilet paper, coffee, tea, oil, salt, pepper, sugar, surface spray, cloths, sponges, washing-up liquid, washing machine capsules, dishwasher capsules, bin liners, caddy liners, body soap, shampoo and conditioner