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Required Professional Services

INCLUDED IN RENT OR IN ADDITION TO RENT

LAST MODIFIED APRIL 1 2026

INTRODUCTION

These Professional Maintenance Service Terms and Conditions (“Terms”) apply solely to the section titled “Required Professional Services Included in or in Addition to Rent” (the “Maintenance Services Section”), which may be included as an addendum or amendment to the Lease Agreement. ​These Terms are incorporated by reference only with respect to the Maintenance Services Section and shall govern the coordination, performance, billing, scheduling, and administration of professional maintenance services, including but not limited to lawn care, garden bed maintenance, pest control, pool/spa services, and other related services. ​These Terms do not modify, amend, or otherwise affect any other provisions of the Lease Agreement or any separate Service Agreement, except as expressly related to the Maintenance Services Section.

AMENDMENTS AND UPDATES

The Broker reserves the right to modify, amend, update, or revise these Terms from time to time in accordance with business operations, market conditions, vendor requirements, and or legal compliance. In the event of any material update or amendment, the Broker shall provide notice to the Owner and or Tenant via email, mail, and or text using the contact information on file. Such updates shall apply prospectively to the Maintenance Services Section. Continued use of or participation in professional maintenance services after such notice shall constitute acceptance of the updated Terms.

ACKNOWLEDGMENT AND INCORPORATION

By selecting, electing, or agreeing to any professional maintenance services under the Maintenance Services Section, the Owner and or Tenant acknowledge and agree that these Terms are incorporated by reference and are binding as part of that section of the Lease Agreement.

PROFESSIONAL POOL/SPA CARE SERVICE

If Professional Pool/Spa Care Service is selected and a Pool/Spa exists at the Property, the following shall apply. 

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  1. SERVICE EXPECTATIONS: Professional Pool/Spa Care Service shall be performed a minimum of two (2) times per month, unless the elected service vendor determines that a different frequency is acceptable or necessary to preserve the Property.

  2. SERVICE ACCESS AND HOURS: The selected service vendor may arrive and perform services at the Property Monday through Friday, from 7am to 7pm, in accordance with and subject to applicable local ordinances and regulations. After-hours or urgent services may occur outside of these timeframes as reasonably necessary to preserve the Property and ensure safety and habitability. The official service schedule shall be created and determined by the selected service vendor. Notifications may not be provided prior to visiting the Property. Any notifications that are provided are done on a courtesy basis only and are not required.

  3. WHAT'S INCLUDED: Service visits may include, but are not limited to, maintaining the pool/spa and its equipment, removing debris, cleaning or replacing filters as necessary, filling or emptying the pool/spa as needed, and testing and balancing chemical levels to ensure proper water quality and safety. The service provider, alongside the Broker on the Owner’s behalf, may also perform or coordinate, on an as-needed basis, any additional services, inspections, and recommendations as deemed necessary to preserve the condition and functionality of the pool/spa.

  4. TENANT RESPONSIBILITIES: The Tenant shall be responsible for: (i) Removing debris and ensuring the pool/spa is properly maintained between scheduled professional services; (ii) the day-to-day upkeep of the pool/spa, equipment, and surrounding areas; (iii) maintaining the pool/spa and equipment areas in a clean, safe, and orderly condition at all times; (iv) monitoring water levels; (v) maintaining proper chemical balance using safe and approved products between service visits; and (vi) promptly reporting any equipment or pool/spa malfunctions, maintenance issues, repairs, and or safety concerns to the service vendor and the Broker through DoorLoop.

  5. RULES: (i) The Tenant shall not place or allow any debris, alcohol, drugs, chemicals, trash, hazardous, or damaging objects in or around the pool/spa area; (ii) No animals are permitted in the pool/spa or within any pool/spa equipment areas or fenced enclosures at any time; (iii) Consumption of alcohol or use of the pool/spa while under the influence of alcohol or other substances is strictly prohibited; (iv) No child shall be permitted in the pool/spa without the supervision of a responsible and sober adult Tenant at all times; (v) The Tenant, household members, dependents, and guests of the Tenant shall use the pool/spa at their own risk. All dependents shall be supervised by a responsible adult Tenant at all times. The Owner and Broker shall not be liable for any injuries, accidents, or damages arising from the use of the pool/spa or surrounding area. The Tenant agrees to indemnify and hold the Owner and Broker harmless from any claims, losses, or liabilities related to pool/spa use or misuse; and (vi) The Tenant shall comply with all applicable laws, ordinances, and safety requirements related to pool/spa use.

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PROFESSIONAL LAWN CARE SERVICE

If Professional Lawn Care Service is selected and a Pool/Spa exists at the Property, the following shall apply. 

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  1. SERVICE EXPECTATIONS: Service shall be performed up to two (2) times per month during the dry season and up to four (4) times per month during the wet season by the selected service vendor. If the dry season is particularly dry and no growth is present, the selected service vendor shall monitor the growth and condition of the Property and visit at least one (1) time to confirm that no growth exists, and no additional services are required. If growth exists and or additional work is required, the selected vendor may perform and or coordinate such work. During fire season, service may be reduced to one (1) visit if insufficient rainfall has occurred or if, as determined by the elected service vendor, performing the service would damage the lawn or Property. Additionally, during the wet season, an additional visit from time to time may be necessary to ensure preservation of the Property.

  2. WHAT'S INCLUDED: Service shall include mowing of accessible lawn (grass) areas, weed whacking around the perimeter of the Property, edging using a weed whacker, and blowing debris onto the lawn, drainage canal, garden beds, or into the street.

  3. TENANT RESPONSIBILITIES: The Tenant shall be responsible for: (i) Spraying and removing weeds, removing debris, trash, large rocks, and hazardous items from the lawn, adding fertilizer or seed as needed, and filling holes or depressions in the lawn to ensure that the lawn remains properly maintained, safe, and leveled between scheduled professional services; (ii) Using only safe and non-toxic products to keep the lawn manageable, unless otherwise approved by the Owner or the Broker on the Owner’s behalf. The Tenant shall not spray any “no spray” zones. The Owner or the Broker on the Owner’s behalf may install “no spray” signage as a courtesy to the Tenant, where permitted. If the Broker installs such signs, an additional service cost shall be charged to the Owner at the Owner’s expense; (iii) Parking all vehicles inside the garage or in designated parking areas during maintenance to prevent damage to the Property, equipment, persons, or vehicles. This also ensures that, in the event a drainage canal or other property fixture or feature restricts access to the Property, the service vendor can access the Property in its entirety. If the Tenant fails to relocate vehicles or otherwise obstruct scheduled maintenance, any resulting delays, damages, or rescheduling fees shall be the responsibility of the Tenant; (iv) Not standing near areas where work is being conducted, as flying debris may strike nearby persons or objects. Additionally, the Tenant shall ensure all windows and doors are closed and remain closed during the time of service; and (v) Maintaining the lawn in a clean and presentable condition. If neglect results in excessive weed or grass overgrowth, the Owner and Tenant authorize the approved vendor to perform additional maintenance at the Tenant and or Owner’s expense, as allocated in the Lease Agreement.

PROFESSIONAL GARDEN BED WEED REMOVAL SERVICE

If Professional Garden Bed Weed Removal Service is included in rent, the following shall apply. 

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  1. SERVICE EXPECATIONS: Service shall be performed up to one (1) time per month during the dry season and up to two (2) times per month during the wet season by the approved vendor. On average, the Property will receive up to two (2) services per month depending on conditions. If the dry season is particularly dry and no growth is present, the selected service vendor shall monitor the growth and condition of the Property and visit at least one (1) time to confirm that no growth exists, and no additional services are required. If growth exists and or additional work is required, the selected vendor may perform and or coordinate such work. During fire season, service may be reduced to one (1) visit if insufficient rainfall has occurred or if, as determined by the elected service vendor, performing the service would damage the lawn or Property. Additionally, during the wet season, an additional visit from time to time may be necessary to ensure preservation of the Property.

  2. GARDEN BED FILLER MATERIAL TERMS, RESPONSIBILITIES, AND EXPECTATIONS: Mulch, rock, pebbles, sod, soil, or other materials used to fill in a garden bed shall be collectively referred to as “garden bed filler materials” or “filler material(s).” Filler materials are required to be topped, on average, every four (4) to twelve (12) months depending on environmental conditions, weather exposure, product specifications, and other variables. While many filler material products may carry a limited guarantee or warranty, Florida’s extreme weather conditions may significantly reduce the lifespan of filler materials, requiring more frequent periodic top-coating and or maintenance. Additionally, if the Property is located within an association, the association may require filler material presence and curb appeal to be maintained to a higher standard in accordance with applicable governing documents and or bylaws. The Tenant shall be responsible for routinely adding a topcoat of or refilling filler materials as necessary, and removing debris, trash, large rocks, personal items, and or hazardous items from the garden beds, ensuring that the garden beds remain properly maintained between scheduled professional services. If the Tenant fails to perform such obligations, the Owner and Tenant authorize the Broker on the Owner’s behalf or the selected vendor to perform and or coordinate such services, with all associated costs allocated to the responsible Party as designated in the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  3. TENANT RESPONSIBILITIES: The Tenant shall be responsible for: (i) Spraying and removing grass and weeds from the Garden Beds. The Tenant shall use only safe and non-toxic weed and grass control products to keep weed growth at a reasonable and manageable level between scheduled professional services. If grass or weeds become excessive between scheduled services, the Tenant shall treat the garden beds as needed and provide receipts upon request as evidence of such treatment. Additionally, the Tenant shall submit a work order through DoorLoop so the Broker, on the Owner’s behalf, may coordinate and or perform services to ensure maintenance is upheld to a high standard; (ii) Parking all vehicles inside the garage or in designated parking areas during maintenance to prevent damage to the Property, equipment, persons, or vehicles. If the Tenant fails to relocate vehicles or otherwise obstruct scheduled maintenance, any resulting delays, damages, or rescheduling fees shall be the responsibility of the Tenant; (iii) Not standing near areas where work is being conducted, as flying debris may strike nearby persons or objects. Additionally, the Tenant shall ensure all windows and doors are closed and remain closed during the time of service; and (iv) Maintaining the garden beds in a clean and presentable condition. If neglect results in excessive weed or grass overgrowth, the Owner and Tenant authorize the approved vendor to perform additional maintenance, including chemical treatment of the garden beds, at the Tenant and/or Owner’s expense, as allocated in the Lease Agreement.

PROFESSIONAL PEST CONTROL AND WOOD-DESTROYING ORGANISM (“WDO”) SERVICE:

If Professional Garden Bed Weed Removal Service is included in rent, the following shall apply. 

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  1. SERVICE EXPECATIONS: Service shall be performed a minimum of one (1) time per quarter, or as otherwise recommended by the approved vendor based on conditions at the Property. Service shall include the inspection, treatment, and prevention of common pests and wood-destroying organisms (“WDO”), including but not limited to ants, roaches, spiders, termites, and rodents, using safe and industry-approved methods.

  2. TENANT RESPONSIBILITIES: The Tenant shall be responsible for: (i) Maintaining a clean, organized, and sanitary environment to prevent infestations. This includes, but is not limited to, properly disposing of trash, sealing food items, preventing standing water, not leaving food exposed, and ensuring that doors and windows are properly closed and sealed; (ii) Promptly reporting any evidence of pest activity, nests, or droppings by submitting a work order through DoorLoop and speaking with the selected service vendor; (iii) If the Tenant’s failure to maintain cleanliness or proper sanitation results in pest or WDO activity, the Owner and or Broker on the Owner’s behalf may authorize additional pest control services, and such costs shall be charged and billable to the Party or Parties designated as responsible under the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

ADDITIONAL TERMS AND CONDITIONS FOR ALL PROFESSIONAL SERVICES

The following shall apply to all professional services selected as either included in rent or in addition to rent under the Lease Agreement.

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  1. SERVICE ACCESS AND HOURS: The selected service vendor may arrive and perform services at the Property Monday through Sunday, from sunrise to sunset, in accordance with and subject to applicable local ordinances and regulations.

  2. SCHEDULING, WEATHER, AND SERVICE INTERRUPTIONS: Service schedules are subject to change. Rescheduling, delays, or skipped service dates may occur due to Florida’s extreme weather conditions, including but not limited to heavy rain, storms, flooding, high winds, or unsafe working conditions. The selected service vendor and or the Broker on behalf of the Owner may postpone or skip service in affected areas until conditions are safe and suitable for work. The Parties acknowledge and agree that any such delays, rescheduling, or skipped services shall not result in any refund, credit, or reduction of service fees. The nature of such delays may result in increased labor, materials, and services required upon return, and all fees shall remain due as agreed.

  3. INCURRED COSTS: Additional and or incurred costs may arise in connection with services performed at the Property, including but not limited to labor, materials, supplies, equipment, repairs, and or coordination of services. Such costs may not be included in any base or recurring service fee and shall be charged and billable to the Party or Parties designated as responsible under the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  4. ADDITIONAL SERVICES: From time to time, additional services may be required to preserve or maintain the Property to a high standard. Such additional services shall be at an additional cost based on labor, materials, and supplies.

  5. FAILURE TO MAINTAIN PROPERTY: If the Tenant or Owner fails to maintain the Property in a clean, organized, and presentable condition, or if neglect results in excessive maintenance or repairs during the Lease term, the Owner and Tenant authorize the selected service vendor or the Broker on the Owner’s behalf to perform or coordinate additional maintenance or repairs, and such costs shall be charged and billable to the Party or Parties designated as responsible under the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  6. FEE ADJUSTMENTS: The Broker or selected service vendor may reasonably adjust its monthly maintenance rates in accordance with market conditions by providing reasonable notice to the Parties via email, mail, and or text.

  7. NON-INTERFERENCE AND PRIVACY: The Tenant and Owner shall not install, place, operate, conceal, and or use surveillance, recording, monitoring, and or similar devices for the purpose of secretly monitoring and or recording maintenance personnel, vendors, contractors, inspectors, property managers, real estate agents/brokers, and or other service providers performing authorized work at the Property. The Tenant and Owner shall not interfere with, obstruct, intimidate, record without lawful consent, and or otherwise disrupt authorized maintenance services being performed at the Property. Interference with authorized maintenance services may constitute a violation of the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  8. THIRD-PARTY VENDOR TERMS: The Parties acknowledge and agree that third-party vendors may have their own additional terms, schedules, availability, hours and days of operation, pricing, conditions, access requirements, contracts, service limitations, early termination fees, and or operational procedures that may exist outside of the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner), and that such vendor terms may govern scheduling, service frequency, access requirements, pricing structures, and or service limitations associated with the services being performed at the Property.

BROKER-PROVIDED MONTHLY MAINTENANCE SERVICES ADDITIONAL TERMS AND CONDITIONS

If the Broker is elected to provide any professional monthly maintenance services, the following shall apply.

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  1. ANNUALIZED SERVICE PRICING AND FREQUENCY:  The Parties understand and agree that monthly maintenance service costs are averaged over a twelve (12) month period / three hundred sixty-five (365) calendar days. As a result, some months may require significantly more physical labor, visits to the Property, earlier work hours, and more services, while other months may require only one (1) service, no service, or an oversight visit due to seasonal fluctuations, growth cycles, weather conditions, environmental factors, drought conditions, storms, soil conditions, and or other conditions affecting the Property and or the ability to safely perform services. The Broker’s monthly maintenance fee reflects an annualized average of services and labor and is not calculated on a “per-visit” basis. Accordingly, the monthly fee shall remain due and non-refundable in months where fewer services are performed or where no service is required, provided services are made available and performed as conditions reasonably allow. The Parties acknowledge that variations in service frequency are inherent to the nature of the services and that work and cost are balanced over time. The Tenant and Owner acknowledge that maintenance schedules may vary based on conditions affecting the Property and agree not to rely on a fixed schedule or number of service visits per month.

  2. NO PRORATION OR MODIFICATION OF FEES: Termination, suspension, and or conclusion of the Broker’s additional services during the Lease term shall not reduce, prorate, or otherwise modify the monthly fee. The Tenant and Owner further agree to waive any claim for refund, credit, reduction, and or adjustment of the monthly maintenance fee based on timing, frequency, availability, or conditions affecting service performance, except in cases of gross negligence or willful misconduct. Services are deemed ongoing and available even if temporarily delayed or not performed due to conditions beyond the Broker’s control or as otherwise specified herein, the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner). In no event shall any such claim, credit, or adjustment, in the aggregate, exceed ten percent (10%) of the total gross professional maintenance service contract fee.

  3. ACCESS AND SERVICE LIMITATIONS: If access to the Property or any portion of the Property is restricted, blocked, locked, or otherwise prevented by the Tenant, Owner, occupants, guests, animals, locked gates, locked areas, landscaping obstacles, safety concerns, and or other conditions beyond the Broker’s control, the scheduled service may be skipped or rescheduled without reduction or refund of the monthly fee.

  4. SUPPLIES, MATERIALS, AND COST ALLOCATION: Supplies and materials may not be included with each service and shall be the responsibility of the Tenant and or Owner as defined in the Lease Agreement.

  5. ADDITIONAL WORK AUTHORIZATION: If additional services are reasonably necessary to protect, maintain, repair, and or preserve the Property while the Broker is present at the Property, and the Tenant and or Owner has not fulfilled their obligations to perform such work, the Tenant and Owner authorize the Broker to arrange for or complete such additional services as reasonably necessary to protect and preserve the Property, and such costs shall be charged and billable to the Party or Parties designated as responsible under the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  6. MAINTENANCE SERVICE TERM, CONTINUITY, AND EARLY TERMINATION: The Parties acknowledge and agree that the selection or election of any professional maintenance service provided by the Broker creates a binding and separate service contract that shall remain in full force and effect for the entire original term of the Lease Agreement, unless otherwise agreed to in writing by the Parties. For example, if the Lease Agreement is for a term of twelve (12) months, the maintenance service agreement for selected professional maintenance services provided by the Broker shall also remain in effect for the full twelve (12) month original Lease term. Early termination of the Lease Agreement shall not void, cancel, or otherwise terminate the maintenance service obligations unless: (i) the early termination fee is paid as outlined herein; or (ii) otherwise agreed to in writing by the Parties. Termination shall not be effective until such payment is received or agreement is made. In the event that professional maintenance services provided by the Broker are terminated prior to the expiration of the agreed original lease term, an early termination fee shall apply. The early termination fee shall be equal to ten-percent (10%) of the total gross professional maintenance service contract value or one-hundred-fifty-dollars ($150), whichever is greater. The Parties agree that this fee represents a reasonable estimate of administrative costs, coordination efforts, and loss of anticipated revenue, and is not a penalty. Such costs shall be charged and billable to the Party or Parties designated as responsible under the Lease Agreement (Landlord/Tenant) and or Service Agreement (Broker/Owner).

  7. PROFESSIONAL MAINTENANCE SERVICE CONTINUITY AND REPLACEMENT VENDOR: This section applies solely to the professional maintenance service contract (e.g., lawn, garden beds, pest, and or pool services) and shall not modify, amend, or affect the Lease Agreement or any Service Agreement between the Parties. If the Broker is unable to provide professional maintenance services for any reason (e.g., sickness, death, business closing, bankruptcy, or similar circumstances), the Broker shall have the right, at any time, to provide a reasonably comparable replacement vendor in its place or discontinue such services upon providing thirty (30) calendar days’ reasonable notice to the Parties. If the Broker elects to discontinue services and no replacement vendor is provided, no early termination fee shall be charged to the Tenant or Owner.

Hours/Days of Operation

Monday - Friday:

  • Open: 9:00am - 12pm 

  • Closed for Lunch 12:00pm - 1pm

  • Open: 1:00pm - 5:00pm

  • These hours may vary slightly due to understaff & high workloads

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Schedule a call with us:

If you do not reach one of our agents, please schedule a call with us by clicking here.​

 

Office is Closed:

  • Lunch every day 12pm-1pm,

  • National holidays,

  • Observance days (usually the Monday &/or Tuesday after/before holidays)

  • Religious / Spiritually Witnessed Holidays,

  • During natural disasters/ Acts of God / Severe Weather Warnings,

  • Weekends

  • Continuing Education "CE" Days

  • Required Maintenance, Trainings, & Maintenance.

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Agent/Independent Contractor Schedules:

Our independent contractors/agents may have different work and availability schedules outside of the office hours. Please speak with the independent contractor/agent you are working with to obtain their schedules. 

Contact

Email: Broker@LocalPMC.com

 Call/Text Office: 201-952-4665

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Additional terms, fees, and conditions may be applicable. Browsing this website does not establish a fiduciary duty or broker/client agency relationship. Any reliance on the information presented on this website is done so at your own risk. It is imperative to conduct thorough due diligence and seek guidance from qualified professional advisors before committing to significant financial obligations or investments. Elite Class Property Management and Real Estate Company is not a substitute for legal or tax professionals. It is important to acknowledge that all real estate investments carry inherent risks of potential loss. Commission rates are subject to negotiation.

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