Source file
/Users/josephbowens/Desktop/SkyRun/SkyRun_Management_Agreement_Narrative_v5.1.docx — v5.1 Narrative (corresponds to template version V5, 29-Nov-2023).
INTERNAL USE ONLY — never share with owner. The Narrative is the behind-the-scenes explanation of each section. The template itself is what gets signed.
Key sections and levers
Term & Management Fee (biggest negotiation point)
Two options — owner picks one:- Option 1 (Fixed Term) — e.g. 12-month commit → lower management fee as incentive
- Option 2 (Month-to-Month) — higher flexibility → higher management fee as risk premium
SkyRun Grand County standard: 30% flat (see CLAUDE.md). 35% is a lever reserved for borderline properties. In any cold outreach, never reference anything above 30%.
Exclusive Rental Rights
- SkyRun is the ONLY entity allowed to advertise and rent the property for profit
- Owner cannot self-list on Airbnb/VRBO while under contract
- Material for objection handling: if owner asks "can I keep my own Airbnb account?", the answer is no while active
Owner Payment
- Paid monthly for previous month's "departed" reservations
- Monthly Statements issued by the 20th of each month
- Reservations split on "departed" basis — a guest staying Dec 28–Jan 3 gets paid out in Jan statement
- Maintenance + Owner Charges/Credits appear conditionally
Owner Representation & Warranties
- Only the legal owner can sign. If a property is being SOLD, we generally don't sign a new agreement until the sale closes — otherwise we'd be signing with someone who may not have authority to commit.
- If it's under contract to buy, contingent agreements are possible but risky.
Optional Booking/CC Fee Paragraph
- Credit card fees run 3–7% of reservation — the template allows SkyRun to either absorb or pass through
- Booking fees go toward covering OTA channel costs (Airbnb, VRBO, Booking.com)
Where this narrative helps
- Cold outreach / discovery calls — when owner asks "what's in your agreement?", know the structure without over-sharing
- Deliverables (proformas, proposals) — Net-to-Owner math, fee transparency, statement timing are all grounded here
- Objection handling — "can I be exempt from the exclusive clause?" → no. "What about month-to-month?" → yes but higher fee.
Pair with
reference_ops_stack.md— what Track/Operto do to fulfill the agreementreference_owner_onboarding_flow.md— what happens after signaturefeedback_commission_messaging.md— 30% flat in outreach, 35% is a leverreference_active_homeowner_roster.md— who's already under agreement (canonical DNC)