These Terms of Service (“Terms”) form a legally binding agreement between you and Keys Booking, governing your use of our websites, applications, and other services (collectively, the “Keys Booking Platform”). Throughout these Terms, “Keys Booking,” “we,” “us,” or “our” refers to the Keys Booking Group, Inc. entity.

The Keys Booking Platform allows users (“Members”) to create, offer, search for, and reserve short term rentals. Members who create and offer services are referred to as “Hosts,” while those who search for and reserve are “Guests.” Hosts can provide accommodations (“Accommodations”), with each individual accommodation referred to as a “Listing”. Keys Booking only provides the platform for these services; we do not own, manage, or control any Listings or Host Services. Keys Booking is not a party to the agreements made directly between Hosts and Guests, nor do we act as a real estate broker, travel agent, or insurance provider. Keys Booking is not acting as an agent for any Member, except where explicitly stated in our Payments Terms of Service (“Payment Terms”).

We also have other policies that supplement these Terms, such as our Privacy Policy, which explains how we handle personal information, and our Payment Terms, which cover payment services.

You can search for available accommodations by using criteria such as the destination, travel dates, and the number of guests. You can also apply filters to narrow your results. Search results are displayed based on relevance, considering factors like price, availability, reviews, host policies (e.g., minimum or maximum stay), and more.

When booking an accommodation, you agree to pay the total cost of your reservation, which includes the listing price, any applicable service fees, taxes, and any additional charges identified during checkout (collectively, the “Total Price”). Once you confirm the booking, a reservation agreement is formed directly between you and the property host. This agreement includes these Terms, the listing details, and any rules, policies, or requirements outlined in the listing or during checkout. It’s your responsibility to review and understand all terms before making a reservation.

An accommodation reservation grants you a limited license to access, occupy, and use the property during your stay. The host retains the right to access the property if necessary, in accordance with the terms of your agreement and local laws. If you overstay beyond your checkout time, the host is permitted to have you vacate, and may apply reasonable penalties for overstaying. Be sure not to exceed the maximum number of guests allowed for the reservation.

If you cancel a reservation, the refund amount will be determined by the host's cancellation policy for that specific booking. In the event the host cancels, you may be eligible for a partial or full refund. It is important to review the host's cancellation terms carefully before booking. If you believe there are special circumstances that should be considered, please contact Keys Booking customer service for assistance.

Guests and hosts are responsible for any booking modifications they agree upon through the Keys Booking platform or with the help of our customer service team ("Booking Modifications"). Any additional fees, taxes, or charges that result from the modification will need to be paid as part of the updated booking.

You are responsible and liable for your own actions and omissions, as well as those of anyone you invite or provide access to the accommodation. For example: (i) you must leave the accommodation and its property in the same condition as when you arrived, (ii) you are responsible for covering any reasonable damage costs, and (iii) you must act with integrity, respect others, and comply with applicable laws at all times. If you are booking on behalf of a minor or bringing a minor to the accommodation, you must be legally authorized to do so and are solely responsible for supervising that minor.

You acknowledge that booking and staying in accommodations carries inherent risks. To the maximum extent permitted by law, you assume all risks arising from your stay or any interaction with others, whether in person or online. It is your responsibility to evaluate whether the accommodation and any services provided are suitable for you. Accommodations may pose risks such as illness, injury, or other hazards, and by booking and staying, you freely accept and assume those risks.

As a Host, Keys Booking gives you the opportunity to use the platform to share your accommodation with our community of Guests and earn money by doing so. You have full control over how you manage your listing—set your own price, availability, and house rules for each property.

When you accept a booking request or receive a booking confirmation through the Keys Booking platform, you are entering into a direct contract with the Guest. You are responsible for delivering the accommodation under the terms and price specified in your listing. You also agree to pay applicable fees, including Keys Booking’s service fee and any relevant taxes. Keys Booking Payments will automatically deduct any fees from your payout unless we agree to a different arrangement. Any additional terms or conditions you include in a supplemental agreement with Guests must: (i) align with these Terms and our Policies, and (ii) be clearly communicated in your listing description.

Your relationship with Keys Booking is that of an independent individual or business, not an employee, agent, or partner of Keys Booking. Keys Booking does not control how you offer or manage your accommodation. You have complete discretion in deciding when and how to provide your services, as well as at what price and terms to offer them.

Keys Booking provides tools to easily set up and manage your listing. Your listing must include complete and accurate information about your property, pricing, and any additional charges like cleaning fees. You are responsible for keeping your listing details, including photos and availability, up to date. It’s also your responsibility to ensure you have appropriate insurance coverage for your property. Only one listing can be created per accommodation, but if your property has multiple units, you may create multiple listings.

As a host, you are responsible for understanding and complying with all applicable laws, rules, regulations, and agreements related to your property. For example, some local laws may require permits, licenses, or limit short-term rentals. Ensure you are aware of and follow any legal requirements regarding zoning, registration, or guest regulations. Keys Booking provides general guidance, but it’s your responsibility to independently confirm and comply with local laws and data privacy requirements.

The ranking of listings in search results on the Keys Booking platform depends on various factors, including guest search preferences (e.g., dates, destination, and number of guests), listing characteristics (e.g., price, availability, reviews), and host performance (e.g., customer service, cancellation history). Search results may vary between the mobile app and website, and Keys Booking may offer promotional opportunities for hosts to increase the visibility of their listings for a fee.

You are responsible for your actions and omissions, as well as those of anyone you allow to assist with hosting. You set your price, house rules, and any fees, and all charges must be included in your listing. Collecting additional fees outside of the Keys Booking platform is prohibited unless explicitly authorized. Hosts must not encourage guests to perform actions outside the platform, such as creating third-party accounts or sharing contact information, in violation of our platform policies.

If you host with a co-host, team, or business, you are responsible for their actions and compliance with these Terms. You are responsible for ensuring that anyone involved in providing services related to your listing understands their obligations. If you direct Keys Booking to transfer part of your payout to a co-host or other party, you must be authorized to do so and are liable for the accuracy of that information.

You acknowledge that hosting comes with inherent risks and agree that you assume all risks related to using the Keys Booking platform and providing host services. You confirm that you’ve had the opportunity to review the Keys Booking platform, and any relevant laws or regulations, and are not relying on any legal advice from Keys Booking.

In general, if a guest cancels a reservation, the amount you are paid will depend on the cancellation policy set for that specific booking. As a host, you should avoid canceling a reservation unless you have a valid reason permitted by law. If you cancel without a valid reason, we may impose a cancellation fee or other consequences. If a guest experiences a significant issue with their stay, or if a cancellation occurs, the amount you are paid may be reduced by the amount refunded to the guest or by other reasonable costs incurred as a result of the cancellation. If a guest receives a refund after you have already been paid, or if the refund and associated costs exceed your payout, Keys Booking may recover that amount from future payouts. In certain situations, Keys Booking reserves the right to delay your payout until a refund decision is finalized.

Hosts and guests are responsible for any booking modifications they agree to through the Keys Booking platform or via our customer service. Any additional amounts, fees, or taxes resulting from the modification will need to be settled by the relevant party.

As a host, you are responsible for determining and fulfilling your obligations to report, collect, and remit any applicable taxes, including occupancy, tourist, and income taxes, in accordance with the laws of Florida and the specific counties where your property is located.

Keys Booking facilitates the collection and/or remittance of taxes on behalf of hosts. You authorize Keys Booking to collect and remit these taxes to the relevant tax authority. Any taxes collected and/or remitted by Keys Booking will be itemized on the transaction records provided to you. Keys Booking may adjust future payouts if the taxes collected are insufficient to cover your tax obligations, and your sole recourse for taxes collected on your behalf is to seek a refund from the applicable tax authority. We reserve the right, with prior notice, to discontinue the collection and remittance of taxes in any jurisdiction.

In some cases, tax regulations may require us to collect or report tax information about you, or withhold taxes from your payouts. If you do not provide the necessary tax documentation, we may withhold the required amounts from your payouts until sufficient documentation is received. You agree that Keys Booking may issue invoices or similar documentation on your behalf to facilitate proper tax reporting, if necessary.

After each stay, guests and hosts will have the opportunity to review one another. Your review must be honest and accurate, and must not contain discriminatory, offensive, defamatory, or otherwise inappropriate language that violates these Terms or applicable laws. Please note that reviews are not verified by Keys Booking for accuracy and may contain incorrect or misleading information.

Parts of the Keys Booking platform allow you to provide feedback, text, photos, audio, video, and other content (“Content”). By providing Content in any form, you grant Keys Booking a non-exclusive, worldwide, royalty-free, perpetual, sublicensable, and transferable license to access, use, store, copy, modify, create derivative works from, distribute, publish, and transmit the Content for the purposes of operating, promoting, and enhancing the Keys Booking platform, in any media or platform, including the internet and social networks. If the Content includes personal information, it will only be used in compliance with applicable data protection laws. You are solely responsible for all Content you provide and warrant that you either own it or have the rights to grant Keys Booking the licenses described in these Terms. You are liable for any Content that infringes on intellectual property or privacy rights of third parties.

Keys Booking applies a service fee of 10% (not including taxes) to Guests using the platform. These fees will be disclosed to Guests prior to finalizing a booking. Keys Booking also charges a service fee of 3% to Hosts for each confirmed reservation. Keys Booking reserves the right to modify either service fee at any time and will notify Members before any changes take effect. Any fee changes will not apply to bookings made before the effective date of the change.

You are required to adhere to these rules and must not encourage or assist others in breaking them. Always act with honesty and respect toward others. Avoid providing false information, misrepresenting yourself, or pretending to be someone else. Communicate courteously and respectfully with other users. Do not attempt to bypass or undermine the enforcement of these Terms, such as by creating multiple accounts or listings.

Refrain from using automated tools like bots, crawlers, or scrapers to access the Keys Booking platform or collect data from it. Do not attempt to hack, disable, or circumvent any security features of the platform, and do not try to decode or reverse engineer any software or hardware used to operate the platform. Avoid taking any actions that could harm the platform’s performance or functionality. Use the platform as authorized by these Terms or any other agreement with us.

You may only access and use another member's personal information as needed to complete a transaction on the platform. Communication between hosts and guests is facilitated through a Keys Booking-hosted phone number via Twilio. By using the platform, you consent to the use of your provided phone number to exchange messages through this system. This setup ensures privacy and seamless communication but must not be used for any unsolicited or commercial messages outside of platform-related discussions.

Use the content available on the platform only as necessary for your use of Keys Booking as a guest or host, and do not use content unless you have permission from its owner or authorization from us. You must not ask for or accept payments outside of the platform in an attempt to avoid fees or taxes. Additionally, you are prohibited from encouraging guests to engage with third-party websites, applications, or services unless specifically authorized by us.

Do not engage in tactics intended to manipulate search rankings or alter the platform’s algorithms. Only make bookings when you plan to use the services. Do not copy, reproduce, or display any part of the Keys Booking platform, branding, or layout without our permission. Always follow your legal obligations, including those related to privacy, data protection, and any other applicable laws. If you provide us with someone else's personal information, ensure you are authorized to do so and comply with relevant legal requirements. Unauthorized parties or events are not permitted during your stay, and you will be held responsible for any violations of our rules regarding gatherings. You may not use or register any domain name, social media account, or trademark that could be confused with Keys Booking’s branding. Do not offer any host services that violate laws or agreements that apply to you.

If you believe that a member, listing, or content presents an immediate threat to a person or property, contact local authorities before notifying Keys Booking. Additionally, if you suspect that a member, listing, or content is in violation of these Terms, you may report it to us for further review. If you believe any content on the Keys Booking platform infringes upon your copyrights, please notify us so we can address the issue accordingly.

The agreement between you and Keys Booking, as outlined in these Terms, begins when you first access the Keys Booking platform (for example, by creating an account) and remains in effect until either you or we terminate the agreement as outlined in these Terms.

You can terminate this agreement at any time by deleting your account or sending us an email at support@keysbooking.com. Keys Booking may terminate this agreement or your account for any reason by providing 30 days' notice via email or using other contact information you’ve provided. We may also terminate this agreement immediately, without prior notice, if you breach these Terms, violate applicable laws, or if we believe that termination is necessary to protect Keys Booking, its users, or third parties. Additionally, if your account has been inactive for more than two years, we reserve the right to terminate it without notice.

If you violate these Terms, infringe on laws or third-party rights, or if Keys Booking deems it necessary to protect the platform, users, or third parties, we may restrict your account or limit access to the platform. Keys Booking may also remove or hide your listings or content and cancel any pending or confirmed bookings. In certain situations, special account privileges may be revoked. For minor infractions, you may be given a chance to resolve the issue before any action is taken. You have the right to appeal by contacting customer service. If a booking is canceled due to violations, the host's payout may be adjusted to cover any refunds or costs incurred by Keys Booking.

Keys Booking may take any necessary action to comply with legal requirements, including those set by courts or government authorities.

If you are a host and decide to terminate your account, all confirmed bookings will be canceled and guests will receive a full refund. Guests terminating their accounts will also have bookings canceled, with refunds issued based on the property's cancellation policy. Once terminated, your account and content cannot be restored. If Keys Booking has suspended or terminated your account, you are prohibited from registering a new account or accessing the platform through another member’s account.

Certain sections of these Terms, including those related to legal obligations and other relevant provisions, will continue to apply even after the termination of this agreement.

Keys Booking reserves the right to modify these Terms at any time. When significant changes are made, we will post the updated Terms on the Keys Booking platform and update the "Last Updated" date at the top of the document. We will also notify you of any substantial changes via email, notifications through the platform, messaging services, or any other contact method you’ve provided, at least 30 days before the changes take effect. If you disagree with the updated Terms, you may terminate this agreement immediately in accordance with these Terms. If you continue to use or access the Keys Booking platform after the updated Terms take effect, it will signify your acceptance of the changes.

If another member provides valid evidence that you, your guest(s), or your pet(s) have:

(i) caused damage to the member’s property, the accommodation owner’s property (if the owner is not the host), or any personal property the member has an interest in or is responsible for;

(ii) caused the member to lose booking income through Keys Booking or incurred other damages directly resulting from the damage mentioned in (i); or

(iii) led to cleaning costs exceeding the member’s stated cleaning fee (collectively referred to as a "Damage Claim"),

the complaining member can notify Keys Booking at support@keysbooking.com to seek compensation. You will be notified of the Damage Claim and given an opportunity to respond. If you agree to pay or if the claim is escalated and Keys Booking determines that the Damage Claim is valid and you are responsible, Keys Booking may collect the Damage Claim amount from you via payment methods you have on file. You also agree that Keys Booking may pursue compensation through any insurance policies you hold or take legal actions as necessary, including referring the matter to a collections agency or pursuing legal remedies. You agree to cooperate in good faith, provide requested information, sign documents, and take further action as reasonably requested regarding Damage Claims, member complaints, insurance claims, or other issues related to your use of the platform.

We provide you with the ability to use our platform, which allows members to create, offer, search for, and book host services. While we strive to ensure that all members have positive experiences on Keys Booking, we do not control the actions of guests or hosts. You acknowledge that Keys Booking has the right, but not the obligation, to monitor the use of the platform and verify information provided by members. For instance, we may review, remove, disable access to, or edit content in order to operate, secure, and improve the platform, prevent fraud, conduct risk assessments, investigate issues, and provide customer support. We may also take action to ensure compliance with these Terms, meet legal requirements, or address content that is harmful or inappropriate. In some cases, we may enforce quality or eligibility criteria by removing listings that do not meet our standards. Members acknowledge and agree that Keys Booking manages its terms, policies, and standards at its sole discretion, including how they apply to specific situations. You agree to cooperate with Keys Booking and provide any necessary information or take reasonable actions as requested in connection with investigations related to platform usage or misuse. Keys Booking does not act as an agent for any member, except where Keys Booking serves as a collection agent as described in the Payment Terms.

To access and use many features of the Keys Booking platform, you must create an account. Registration is only allowed for individuals, partnerships, and legal entities who are 18 years or older. By registering, you confirm that you are not prohibited from using the platform under the laws of the United States, your place of residence, or any other applicable jurisdiction. You must provide accurate, up-to-date, and complete information during registration and keep your account details current. Your account is personal and cannot be transferred to another person. You are responsible for keeping your account credentials secure and confidential and must not share them with anyone. You are liable for all activity carried out through your account and should notify Keys Booking immediately if you suspect that your credentials have been lost, stolen, or your account has been compromised. Where permitted by law, we may request additional identification, verify your background, screen you against third-party databases, or obtain public records such as criminal convictions or sex offender registrations, but we are not obligated to do so.

The Keys Booking platform and all associated content are provided "as is," without any form of guarantee or warranty. Keys Booking disclaims all warranties, both express and implied. For instance: (i) we do not guarantee or vouch for the existence, behavior, performance, safety, quality, legality, or appropriateness of any guest, host, service, listing, or third party; (ii) we make no promises about the platform's continuous operation or performance; and (iii) we do not guarantee that any verification, identity checks, or background screenings (if conducted) will reveal prior issues or prevent future misconduct. Any mention of a member or listing being "verified" (or similar terms) only signifies that a specific verification or identification process has been completed and nothing beyond that. These disclaimers are valid to the fullest extent permitted by law. If statutory rights or warranties apply that cannot be disclaimed, their duration will be limited to the maximum extent allowed by law.

Neither Keys Booking, its affiliates, employees, nor any party involved in the development or delivery of the Keys Booking platform or its content can be held liable for any indirect, special, exemplary, or consequential damages. This includes, but is not limited to, lost profits, data loss, interruptions in service, system failures, or the costs of alternative services. Additionally, any harm resulting from personal injury, emotional distress, or other damages connected to (i) these Terms, (ii) your ability or inability to access the platform or its content, (iii) interactions or meetings resulting from your use of the platform, or (iv) the booking or provision of accommodation services, will not be covered by Keys Booking. This holds regardless of whether the issue is rooted in a breach of contract, tort (such as negligence), product liability, or other legal theories, and applies even if Keys Booking was made aware of the potential for such damages.Aside from our responsibility to facilitate payments to hosts or cover any claims under our damage protection provisions, the maximum liability Keys Booking will bear for any claims or disputes arising from these Terms, your interactions with users, or your use of the platform will be: (A) for guests, the amount you paid in the 12 months before the event causing the dispute; (B) for hosts, the total amount you earned in the 12 months leading up to the event; or (C) for any other party, no more than $100 USD.These limitations on liability are core aspects of the agreement between you and Keys Booking. If local law does not allow these restrictions, some or all of the above limits may not apply to you.

To the fullest extent allowed by law, you agree to release, defend (at Keys Booking’s discretion), indemnify, and hold Keys Booking (including Keys Booking Payments, its affiliates, and their employees) harmless from any claims, liabilities, damages, losses, and expenses, including reasonable legal and accounting fees, that arise from or are connected to: (i) your violation of these Terms (including any additional terms that apply to specific features or services) or any of our policies or standards, (ii) your misuse of the Keys Booking platform, (iii) your interactions with other members, stays at an accommodation, or use of host services, including any resulting injuries, losses, or damages (whether direct, incidental, or consequential), (iv) your failure, or our failure at your request, to properly report, collect, or remit taxes, or (v) your violation of any laws, regulations, or third-party rights, including intellectual property or privacy rights.

If you reside or have your place of establishment in the United States, these Terms will be interpreted in accordance with the laws of the State of Florida and the United States of America, without regard to conflict-of-law provisions. Judicial proceedings (other than small claims actions) that are excluded from the arbitration agreement must be brought in state or federal court in Miami, Florida, unless both parties agree to an alternative location. You and Keys Booking both consent to venue and personal jurisdiction in Miami, Florida.

PLEASE READ THE FOLLOWING PARAGRAPHS CAREFULLY BECAUSE THEY PROVIDE THAT YOU AND KEYS BOOKING AGREE TO RESOLVE ALL DISPUTES BETWEEN US THROUGH BINDING INDIVIDUAL ARBITRATION AND INCLUDE A CLASS ACTION WAIVER AND JURY TRIAL WAIVER. This Arbitration Agreement supersedes all prior versions.

This Arbitration Agreement only applies to you if your residence or business is located in the United States, specifically Florida. If you attempt to bring any legal claim against Keys Booking outside of Florida or outside the scope of U.S. jurisdiction, this Arbitration Agreement will first determine whether these terms apply to your situation, including issues of residency, venue, arbitrability, and applicable law.

Keys Booking is committed to resolving disputes in a customer-friendly manner. This section provides a two-step process for handling disputes for those governed by this section: (1) an informal negotiation directly with Keys Booking’s customer service team, and if necessary, (2) binding arbitration. Both you and Keys Booking may also pursue small claims court as an alternative to arbitration.

At least 30 days before initiating arbitration, you and Keys Booking must send a written notice of the dispute ("Pre-Dispute Notice") to the other party, outlining the issue and any proposed resolution. You must send your notice to Keys Booking’s service agent at its Florida office. Keys Booking will send its notice to the email associated with your account. The notice should include the date, your contact information, account details, a description of the issue, and the resolution you’re seeking. If the dispute is not resolved within 30 days, you may then initiate arbitration.

You and Keys Booking agree that any dispute, claim, or controversy related to these Terms, the use of the Keys Booking platform, or any associated services (collectively, “Disputes”) will be settled by binding arbitration on an individual basis. If a dispute arises regarding the enforceability of this agreement, that matter will also be decided by an arbitrator. You and Keys Booking agree that any question concerning the arbitrability of a dispute will be exclusively resolved by an arbitrator.

Certain claims are exempt from arbitration and will be resolved in a court of competent jurisdiction in Florida. These exceptions include claims regarding the infringement of intellectual property rights, emergency injunctive relief, public injunctive relief, vexatious litigation, and individual claims of sexual assault or harassment arising from the use of the platform.

This Arbitration Agreement will be governed by the Federal Arbitration Act, and the arbitration will be administered by a Florida-based arbitration service. Arbitration will follow specific federal rules and the selected arbitration provider's rules, as long as they do not conflict with the terms outlined in this agreement.

To keep the process as convenient as possible, arbitration hearings for disputes involving amounts under $1,000,000 will be conducted remotely, unless otherwise agreed by both parties or determined by the arbitrator. If the dispute involves an amount over $1,000,000, the hearing will take place in Florida.

The arbitration fees and costs will follow the arbitration provider’s rules. If you earn less than 300% of the federal poverty guidelines, you may be eligible for a waiver of these fees.

Either party may request the arbitrator impose sanctions if the other party makes frivolous claims. Upon proving this, the arbitrator may impose sanctions covering reasonable attorneys' fees and costs.

The arbitrator will provide a written decision detailing their findings and conclusions. The decision may include any relief allowed by law but will be limited to individual claims.

Both you and Keys Booking waive the right to a jury trial for any arbitrable dispute.

To the fullest extent allowed by law, both parties agree to waive the right to participate in any class action or collective legal process. Claims must be pursued individually.

Claims involving more than 100 parties, arising from similar facts or circumstances, must be handled individually through arbitration, as described in this section. Mass arbitrations are not allowed under this agreement.

If a large number of claims arise under similar circumstances, they will be batched into groups of no more than 200, with each batch arbitrated in sequence.

Before an arbitration hearing, either party may propose a settlement offer. If accepted, it becomes binding.

If any part of this Arbitration Agreement is found to be unenforceable, the remaining provisions will continue to apply.

Any changes to this Arbitration Agreement will be communicated to you in writing. You may reject any amendments by sending notice within 30 days.

The terms of this Arbitration Agreement will remain in effect even after the termination of your account or your use of Keys Booking’s services.