These terms explain how the Villa Paraiso Vacation Rentals LLC ("Villa Paraiso", "we") Referral Partner Program works. They apply to every real estate sales associate or broker who joins ("Partner", "you"). By applying, signing in or creating a report, you agree to them. Your broker must also accept the Broker Referral Agreement before any referral fee can be paid.
1. What the program is
1.1 Villa Paraiso manages vacation rental homes in Marathon and Key Colony Beach, Florida. We do not list, sell, buy or lease real estate for others, and we are not a real estate brokerage.
1.2 Partners can create rental income reports under their own name for homes in areas we serve, share them with clients, and refer homeowners to us.
1.3 The program is free. There is no exclusivity. You may refer homeowners to other companies, and you may stop at any time.
2. Who can join
2.1 You must hold an active Florida real estate license and work under a Florida broker. We check your license against Florida Department of Business and Professional Regulation (DBPR) records before your reports can be shared publicly, again before any fee is paid, and from time to time.
2.2 You can sign up and start using the portal right away. We may decline, pause or end any partnership at our discretion. If your license lapses or becomes inactive, your partnership is paused until it is active again.
3. Reports
3.1 Reports are planning estimates, not guarantees, appraisals, or tax or investment advice. Each report shows its date and data sources. Real income depends on the home's condition, licensing, pricing, season, the economy and other factors.
3.2 You agree to share reports truthfully and with their disclaimers. You won't remove or change the estimate, the date, the sources or the disclaimer, and you won't present an estimate as a promise of income.
3.3 You may not place report links in MLS public remarks or on listing photos where your MLS rules forbid it. You are responsible for following your MLS, your broker's policies, Florida advertising rules (including showing your brokerage name) and the NAR Code of Ethics.
3.4 We only prepare reports for areas where vacation rentals are allowed. We may decline or withdraw a report at any time.
4. Photos and listing information
4.1 You may only upload photos and listing details you own or are licensed to use for marketing the property. When you upload, you confirm this and grant Villa Paraiso a non-exclusive, royalty-free license to show them in that report, its PDF, its images and its share previews for as long as the report is active.
4.2 We never copy photos or data from Zillow, Realtor.com or other listing sites. If someone reports a photo, we may remove it right away. You agree to cover any claim that comes from photos or content you uploaded.
5. Referrals
5.1 What a referral is. A referral is a homeowner you introduce to us through:
- (a) a report you created in the portal;
- (b) your partner page; or
- (c) the refer-a-client form.
The owner must be identified to us by name and property address.
5.2 First registered wins. If more than one person refers the same owner or property, the earliest registered referral counts.
A referral doesn't count if, in the 12 months before your referral, the owner or property was already:
- in contact with us about management;
- under a management agreement with us; or
- referred by someone else.
We tell you when we receive a referral that doesn't count.
5.3 How long a referral lasts. A referral stays attached to you for 12 months from the date it is registered. If the owner signs a management agreement with us in that time, the referral may qualify.
6. Referral fees
6.1 Eligibility, not a guarantee. A referral may make you eligible for a referral fee. Nothing in these terms, the portal, our emails or our marketing guarantees that a fee will be paid. A fee is only payable when every condition in section 6.3 is met.
6.2 Amount. The fee amount is set by the reward policy in effect on the date the referral is registered. It is shown in the portal and generally depends on the home's bedroom count. The amounts shown are maximums ("up to"). We may change the policy for future referrals at any time. Changes don't affect referrals already registered.
6.3 Conditions. A fee becomes payable only when all of these are true:
- (a) the referral qualifies under section 5;
- (b) the owner signs a management agreement with Villa Paraiso for the referred property;
- (c) the property goes live and can be booked under our management;
- (d) 30 days have passed since the property went live, and the owner is still under our management and in good standing;
- (e) your broker has accepted the Broker Referral Agreement and we have received the brokerage's IRS Form W-9; and
- (f) you and your broker hold active Florida licenses when the fee is paid.
6.4 Who gets paid. Florida law (section 475.42(1)(d), Florida Statutes) says a sales associate may only collect compensation in the name of, and with the consent of, their employing broker. So we pay the referral fee to one of these:
- (a) your brokerage, which pays you under your agreement with them; or
- (b) a professional association or company formed in your own licensed name (for example, "Maria Santos, PA"), if your broker consents in writing in the Broker Referral Agreement.
We never pay a fee to a person or company that isn't one of these. You provide an IRS Form W-9 and payment details for the payee.
6.5 When. After all conditions in section 6.3 are met, allow 4 to 6 weeks for payment. If we can't reach you or the payee to complete payment paperwork within one year, we may withhold the fee. We report payments to the brokerage on IRS Form 1099 when required.
6.6 One fee per property. At most one referral fee is paid per property, to one referring party. No fee is paid for:
- renewals;
- maintenance-only or other non-full-service agreements;
- multi-unit or whole-building referrals;
- additional properties the owner adds later, unless separately referred;
- properties outside our service area.
6.7 Early termination. If the owner ends management within 30 days after the property goes live, or we refund the owner's management fees, no fee is owed for that referral, and we may ask the payee to return a fee already paid.
6.8 No fee in these cases:
- fraud;
- self-referral of a property you or your brokerage own or control, unless we agreed in writing first;
- referrals obtained through spam or misleading claims;
- any referral that would break the law or your license rules.
7. Owner benefit
7.1 If the reward policy in effect when the referral is registered includes an owner benefit, the owner may be eligible for it under their management agreement. It has no cash value and may change for future referrals. The current policy includes no owner benefit.
8. Your client stays your client
8.1 We do not list or sell real estate. If an owner you referred asks us about selling, buying, refinancing or another real estate service while under our management, we will refer them back to you, as long as your partnership is active and your license is in good standing. This is a courtesy commitment, not a guarantee of any transaction or income. The owner is always free to choose their own agent.
9. Your data and your clients' data
9.1 We use the information you give us to run the program, check your license, pay your brokerage and contact you.
9.2 A client who runs an estimate from your page decides whether to share their contact details with you. Without that choice, we only tell you that someone ran an estimate.
9.3 We may track how reports are viewed and clicked so you can see results. We don't sell personal information. See our privacy policy for details.
10. Your brand and ours
10.1 You let us show your name, photo, logo, brokerage name, license number and contact details on your reports and partner page.
10.2 You may describe yourself as a Villa Paraiso referral partner, but not as our employee or agent. Neither side may use the other's logo except as the portal provides.
10.3 If you opt in to the guidebook feature, we may show your headshot, name, brokerage and a QR code to your partner page in guest guidebooks for homes you referred. You can opt out at any time. Removal from printed materials happens at the next print run.
11. Independent relationship
11.1 You are an independent licensee working under your broker. You are not our employee, agent or partner in any legal sense, and you have no authority to bind us. We don't supervise your real estate activity.
12. Changes and ending
12.1 We may change these terms or the reward policy, or suspend or end the program, at any time. We post every change with a new version and date. Changes apply to referrals registered after the change; referrals already registered keep the terms and reward policy in effect when they were registered.
12.2 Either side may end the partnership at any time. Fees for referrals that were registered before the end, and that later meet every condition in section 6.3, remain payable under the terms in effect when they were registered.
13. Limits
13.1 The portal and reports are provided "as is". To the extent the law allows, we are not liable for indirect or consequential losses, or for decisions anyone makes based on a report. Our total liability under these terms is limited to the referral fees paid to your brokerage in the 12 months before the claim.
14. Law and disputes
14.1 Florida law governs these terms. Courts in Monroe County, Florida have jurisdiction. Before going to court, both sides will try to resolve a dispute by talking for at least 30 days.
15. Contact
Villa Paraiso Vacation Rentals LLC · Marathon, Florida · 786-348-1396 · michel@paraisovacationrentals.com