Property Management Agreement (PMA)

This is the template Property Management Agreement (PMA) — the contract Filip Ivanović PR PrimeStay concludes with the Owner of a property when the Owner engages PrimeStay to operationally manage short-term rental of that property.

Legal position: This contract is separate from the PrimeStay SaaS Terms of Service. SaaS access (web/mobile app) may exist without Managed Service; Managed Service implies SaaS access, but is governed by this separate agreement.

Format: The final copy is signed in two original counterparts (one per party) or with a qualified electronic signature (eIDAS / Republic of Serbia Electronic Document Act). Specific items (prices, fees, list of properties) are filled in Annexes A–D.

To begin a Managed Service engagement: info@primestay.rs.

The Owner entrusts PrimeStay with operational management of the Property for short-term rental to guests via reservation platforms (Airbnb, Booking.com, other OTA channels) and direct channels, on the terms set out in this Agreement.

The Owner warrants that: (a) it has the legal right to rent out the Property (right of ownership or explicit owner authorisation); (b) the Property is registered with the relevant authorities for tourism activity; (c) it meets minimum technical and sanitary conditions; (d) it is insured against fire, flood and basic risks.

24/7 operations: Listing on OTA platforms, listing maintenance, real-time guest communication, reservation confirmation, check-in/check-out coordination.

eTurista reporting: Reporting guests to eTurista (Central Tourism Information System) under the Tourism Act of Serbia, in the Owner's name and as Owner's authorised representative. Tourism tax payment in operational settlement.

Dynamic pricing: Dynamic pricing based on seasonality, supply and demand; min/max prices set with the Owner's written consent in Annex A.

Cleaning and maintenance: Coordination of turnover cleaning, supply of basic consumables, minor repairs up to the threshold defined in Annex A without prior consent, preventive maintenance, reporting major faults to the Owner within 24 hours.

Monthly reporting: Operational report by the 15th of the month for the prior month: occupancy, gross/net revenue, costs, OTA fees, PrimeStay fee, net payout to Owner, number of reservations, average nightly rate, guest ratings. Real-time access via the PrimeStay SaaS app (OWNER role).

Hand over the Property in the condition described in Annex B (handover record) with at least 2 sets of keys.

Maintain valid property insurance for the term of the Agreement.

Not rent out the Property in parallel via another manager or directly via OTA platforms during the term of the Agreement (see Exclusivity).

Approve repairs above the Annex A threshold within 5 business days.

Pay income tax on rental revenue from the monthly payout (lump sum or assessment basis) — the Manager assists in an advisory capacity, but the legal obligation is on the Owner.

Register the rental activity with the relevant authorities.

Fee: PrimeStay retains a fee of the agreed percentage of the Property's gross revenue (filled in Annex A). From the remainder, OTA fees, cleaning, supplies, repairs, and tourism tax are settled.

Payout schedule: Monthly, by the 20th of the month for the prior month, to the Owner's account stated in the agreement header.

Billing, invoicing, tax: All guest payments go to PrimeStay's operational account. PrimeStay issues an invoice to the Owner for the management service in the amount of fee + costs. The Owner independently reports and pays income tax on rental revenue under Republic of Serbia law. PrimeStay is not a tax advisor and is not liable for the Owner's tax compliance.

Exclusivity: During the term of the Agreement, the Owner undertakes NOT to rent the Property in parallel. This clause does not limit the Owner's right to use the Property for personal purposes, subject to blocking dates in the calendar at least 14 days in advance.

Term: Initial period of 12 months with automatic renewal for 12 months unless one party gives written notice at least 60 days before expiry.

Termination without cause: Either party may terminate with 60 days' notice.

Termination for cause: In case of material breach, the other party may terminate with 15 days' notice and a written explanation, after non-compliance with a cure request.

Upon termination: PrimeStay removes listings within 7 days; final settlement within 15 days of termination including all unpaid amounts.

For personal data of guests processed in the context of this Agreement (name, surname, email, phone, document number for eTurista reporting, payments), the Parties agree to perform the processing jointly within the meaning of Article 26 GDPR (Joint Controllers).

PrimeStay performs: Guest communication (chat, email, phone); listing on OTA platforms; eTurista reporting as Owner's representative; responding to guest privacy requests when the guest contacts PrimeStay directly (30 days); breach notification to the Owner within 24h; security measures for digital systems; record of processing for digital processing.

Owner performs: The ultimate legal obligation for eTurista reporting; the ultimate legal obligation for tourism tax payment; responding to guest privacy requests when the guest contacts the Owner directly; breach notification to PrimeStay within 24h; security measures for physical access; maintaining its own record of processing.

The primary contact for guest privacy requests is the OTA platform (Airbnb / Booking) where the booking was made. Secondary: PrimeStay (support@primestay.rs).

Details of personal data processing are governed by a separate Data Processing Agreement which is integral to this Agreement as Annex C.

PrimeStay is liable for damage caused by its fault or that of its contractors in the performance of the Agreement.

PrimeStay's aggregate liability under this Agreement is limited to the amount of fees collected from the Owner in the 12 months prior to the event.

PrimeStay is not liable for: damage caused by force majeure; damage caused by the Owner's gross negligence (hidden defects, uninsured property); indirect, incidental or consequential damage; property damage exceeding the guest's deposit and OTA guarantees (Airbnb AirCover, Booking) — the Owner must hold its own insurance.

These limitations do not apply in case of wilful misconduct or gross negligence by PrimeStay.

Confidentiality: The Parties undertake to keep confidential information as a trade secret and for 3 years after termination.

Amendments: All amendments must be in writing and signed by both Parties. Annexes may amend prices, the list of properties, additional services.

Governing law: Law of the Republic of Serbia.

Jurisdiction: Competent court in Belgrade. Mandatory amicable resolution attempt within 30 days before suit.

Annexes: Annex A — property specification (prices, fee, OTA account configuration); Annex B — property handover record; Annex C — Data Processing Agreement; Annex D — additional services price list.