TurnkeyDoor FRBO (Landlord) Terms of Service

Last updated: 2026-05-06 (Sprint 35 Stage 2 — C-59 dual-track ToS final text per Codex Phase B C-59 memo)

Audience: Landlords using TurnkeyDoor's FRBO (For Rent By Owner) platform

Status: [DRAFT — counsel redline pending per C-85]

C-59 framing: This is the landlord (B2B) track of TurnkeyDoor's dual-track Terms of Service. It is intentionally separated from the tenant (consumer) track at /legal/tenant-terms because the legal posture is different: landlords are paying B2B customers and TCCWNA's consumer-contract carve-out is unnecessary here, while NJ's CFA still applies to the platform's commercial dealings with landlords.

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Per Codex Phase B C-59 memo: dual-track separation is the cheapest legal-risk reduction available — eliminating the consumer-contract risk surface (TCCWNA / CFA-plus) for the B2B side while preserving full consumer protections on the tenant side. Pace v. Hamilton Cove (2024) and Spade (2018) both reinforce that consumer-track waivers should be carefully tailored.

1. Who this contract is between

These Terms govern the relationship between TurnkeyDoor LLC ("TurnkeyDoor", "we", "us") and any landlord, property owner, or property manager ("you", "your") who uses TurnkeyDoor's FRBO platform (turnkeydoor.com, mcp.turnkeydoor.com, dashboard, mobile, API).

You acknowledge you are entering this agreement in your commercial / business capacity, not as a consumer. You are using the platform to advertise, screen, lease, and manage rental real estate. The terms below are commercial terms — they are NOT consumer terms.

If you are a tenant, prospective tenant, or rental applicant, stop here and read /legal/tenant-terms instead.

2. What TurnkeyDoor is and is not

TurnkeyDoor is a flat-fee, non-broker, software-only listing and compliance platform. We are NOT:

• a licensed real estate broker or salesperson (per N.J.S.A. 45:15-1.2 carve-outs at C-46a)
• an escrow agent or fund custodian (we never hold tenant funds — C-46b read-only Stripe webhook posture)
• your attorney (we provide template-shaped output marked [DRAFT — counsel redline pending] per C-85; this is not legal advice)
• a fair-housing certifier (we surface NJLAD + FCHA + EHO requirements; you remain solely responsible for compliance)

You are the tenancy decisionmaker. TurnkeyDoor publishes facts and templates; the lease, screening, denial, and acceptance decisions are yours.

3. Subscription + outcome fees

Pricing tiers, application/showing/lease outcome fees, and meter rates are listed at /pricing and incorporated by reference. We may change pricing on 30 days' written notice to your account email. Existing subscribers receive at least 90 days' grandfather on tier transitions per C-84 customer-respect anchor (e.g. legacy $19.99/mo subscribers transitioned to FRBO Starter at next renewal with grandfather window).

Fees are non-refundable except where required by law or as expressly stated. Outcome fees (per-application, per-showing, per-lease) are billed via Stripe Meters using workflow-only labels per C-NEW-MCP-1 + Sprint 34 Stage 1 token-cost obfuscation pass.

4. Your obligations

You will:

• Comply with NJLAD (17/18 protected classes), FCHA (two-phase screening, no criminal-history inquiry pre-conditional-offer), §50 application fee cap (P.L. 2025 c.405), lead-safe certification (N.J.S.A. 52:27D-437.16), security deposit limits (N.J.S.A. 46:8-21.2 / -19 / -21.1 / -25 / -26), and electronic-payment-optional disclaimer (N.J.S.A. 46:8-49.1).
• Always accept Section 8 housing-choice vouchers. Source-of-income discrimination is barred under NJLAD; the platform hardcodes Section 8 acceptance to TRUE and you cannot opt out.
• Provide the Equal Housing Opportunity logo + statement on every listing surface.
• Retain originals of all listings, applications, screening decisions, leases, and adverse-action notices for the period required by law (FCHA: 3 years; FCRA: 5 years for adverse actions; longer if any local registration requires).
• Never ask for emergency contacts during showings (C-58 negligent-undertaking duty).
• Use the platform's outputs (templates, draft leases, anchor-cited compliance facts) as starting points, not legal advice. Engage NJ counsel before signing leases or denying applicants.

5. What we provide; what we do not

We provide:

• Listing publication + tenant-side discovery
• FCHA-aware Phase 1 application intake (no criminal-history fields by construction)
• Showing scheduler with fraud-framing verification (no emergency-contact collection)
• Lease draft generation marked [DRAFT — counsel redline pending] (C-85)
• Adverse-action notice generator with §46:8-56(b)(1)-(4) ground enforcement + six-factor worksheet
• Deposit-interest reminder cron + lead-safe recert reminders
• Per-municipality compliance facts for the 70 Bergen County municipalities (and TX scaffold + FL feature-flag-gated)
• Stripe Connect integration for landlord-initiated rent collection (C-46b — landlord presses the button, our server is read-only listener)

We do not provide:

• Legal advice
• Brokerage services
• Tenant-facing collection / dunning on the landlord's behalf
• Lease execution custody (BoldSign handles e-sign; webhook verification per Sprint 33 hardening)

6. Data + privacy

You are the controller of tenant personal information you collect through the platform; we are a processor. Our processing is governed by the Privacy Policy. Hash-at-ingest audit logs (MCP-2) are retained per the per-class retention schedule with pay_7y narrowed to payment-instrument data only (Sprint 35 narrowing).

We do not sell your data. We do not sell tenant data. CCPA / NJDPA notices in the Privacy Policy.

7. Limitation of liability

To the maximum extent permitted by law, TurnkeyDoor's aggregate liability under these Terms shall not exceed the greater of (i) $1,000 or (ii) the fees you paid TurnkeyDoor in the 12 months preceding the claim.

We are not liable for indirect, consequential, special, or punitive damages, including lost rent, vacancy losses, lost profits, attorney fees other than as awarded by court, or claims by third parties (tenants, applicants, brokers, lenders) arising from your use of the platform.

This cap does not apply to (a) your indemnification obligations below, (b) breaches of confidentiality, (c) gross negligence or willful misconduct, or (d) any liability that cannot be capped under New Jersey law.

8. Indemnification

You will indemnify TurnkeyDoor from third-party claims arising from your tenancy decisions, lease terms, screening decisions, marketing copy, or property condition, except to the extent caused by our gross negligence or willful misconduct. This includes (without limitation) NJLAD complaints, FCHA complaints, fair-housing testing, lead-paint claims, and DCR investigations directed at you as the housing provider.

9. Termination

Either party may terminate on 30 days' written notice. We may suspend immediately if your use violates law or these Terms (e.g. attempting to refuse Section 8, attempting to charge an application fee above the statutory cap, retaliating against a tenant for FCHA complaint).

On termination: you retain your data export rights for 60 days; after that, we may delete or aggregate-anonymize per the retention schedule.

10. Choice of law + dispute resolution (B2B)

These Terms are governed by New Jersey law, without regard to conflict-of-laws. Disputes will be resolved in the state or federal courts located in Bergen County, New Jersey. Both parties waive jury trial.

We are not including a mandatory FAA-arbitration clause for the FRBO B2B track. Landlord disputes typically involve compliance and recordkeeping issues better resolved in court. (The tenant track separately includes mandatory FAA arbitration per consumer-contract best practices and Pace v. Hamilton Cove, 258 N.J. 82 (2024) — different posture, different track.)

11. No TCCWNA carve-out (B2B exempt)

The Truth-in-Consumer Contract Warranty and Notice Act (N.J.S.A. 56:12-14 et seq.) applies to consumer contracts. Landlords using TurnkeyDoor in their commercial capacity are not "consumers" under TCCWNA, so no TCCWNA carve-out is needed in this contract. CFA continues to apply to commercial dealings; nothing in this contract waives any CFA right that cannot be waived.

12. Updates to these Terms

We may update these Terms; the changelog lives in this repo's git history (src/legal/frbo-terms.mdx). Material changes ship with at least 30 days' notice to your account email. Continued use after the effective date constitutes acceptance.

13. Contact

• General: hello@turnkeydoor.com
• Compliance: compliance@turnkeydoor.com
• Legal notices: legal@turnkeydoor.com
• Mailing address: TurnkeyDoor LLC, [Bergen County, NJ — to be filled per LLC formation runbook]

[DRAFT — counsel redline pending per C-85.] Verify against current NJLAD / FCHA / RESPA / CCPA-NJDPA / Bergen-municipal surfaces before customer-facing lock.

Equal Housing Opportunity. TurnkeyDoor is not a real estate broker.