Terms of Service

These Terms of Service (“Terms”) are a binding agreement between you and SHOW ME THE RENTAL LLC, a Kentucky limited liability company (“Show Me The Rental”, “SMTR”, “we”, “us”). They govern your use of showmetherental.com, app.showmetherental.com, the text messages, phone calls, and emails sent through the platform, and every other service that links to these Terms (together, the “Services”).

By creating an account, submitting an inquiry, texting or calling a listing phone number, booking a showing, submitting an application, or otherwise using the Services, you agree to these Terms and to our Privacy Policy. If you do not agree, do not use the Services.

If you use the Services on behalf of a company, you represent that you have authority to bind that company, and “you” includes the company.

• Property Managers are landlords, property management companies, and their authorized team members who hold an SMTR account and list rentals through the Services.
• Renters are people who inquire about, get pre-screened for, tour, or apply for a rental through the Services. Renters do not create accounts or passwords; they interact through links, codes, texts, calls, and web pages the Services provide.
• Visitors are anyone else who browses our website.

Sections 3 through 6 apply to everyone. Section 7 applies to Property Managers. Section 8 applies to Renters. The rest applies to everyone.

SMTR is a software platform. On a Property Manager’s behalf it responds to rental inquiries, pre-screens Renters against the objective criteria the Property Manager published, books and reminds about showings, delivers the rental application, collects the Property Manager’s application fee, and hands the Property Manager a completed application for a decision.

SMTR is not:

• a party to any lease or rental agreement. Any lease is solely between the Property Manager and the Renter.
• a decision-maker. SMTR does not approve or deny anyone. Pre-screening reports whether a Renter’s answers meet the Property Manager’s published criteria. The Property Manager makes every rental decision.
• a consumer reporting agency. SMTR does not order, receive, store, or furnish credit, criminal, or eviction reports. Where a Property Manager requires a report, the Renter deals directly with the screening bureau.
• a real estate broker, agent, or property manager. SMTR does not represent either party, show property, negotiate terms, or hold deposits or rent.
• a guarantor of any listing. Property Managers are responsible for the accuracy of their listings and their authority to rent the property.

You must be at least 18 years old and able to form a binding contract to use the Services. The Services are offered in the United States.

Property Managers must provide accurate account information and keep it current. You are responsible for everything done under your account and for keeping your credentials and two-factor codes private. Tell us at once at support@showmetherental.com if you believe your account has been accessed without permission. Team members you invite act under your account and your responsibility.

Program. ShowMeTheRental rental messaging, operated by SHOW ME THE RENTAL LLC, a Kentucky limited liability company. ShowMeTheRental sends the program’s messages on behalf of the Property Manager whose rental you contacted, from a phone number dedicated to that rental or from an SMTR platform number. Your SMS consent authorizes ShowMeTheRental to send those rental messages; the listing identifies the Property Manager.

What you receive. Replies to your inquiry, pre-screening questions and results, showing booking links, confirmations and reminders, application links and status updates, and, only if you opted into the renter search, notices about other homes that match the criteria you stated.

Consent. By providing your mobile number and agreeing to receive messages on a listing or search form, by texting a listing phone number, by affirmatively agreeing after the leasing assistant explains the SMS program on a phone call, or by replying START, UNSTOP, or YES to a number you previously opted out of, you consent to receive automated text messages from the program at that number. Consent is not a condition of renting any property or of purchasing any product or service. You can choose the website or email instead. You confirm you are the subscriber or customary user of the number and will tell us if the number changes.

Phone opt-in. Before any phone-initiated text, the leasing assistant asks the following question, naming the Property Manager for the rental. SMS begins only after a separate affirmative answer. We keep the question, answer, time, and a reference to the call as evidence. The assistant can also offer this disclosure in Spanish. Leaving a voicemail or giving a Property Manager your phone number does not by itself sign you up for texts.

ShowMeTheRental works with the property manager to help with this rental. May ShowMeTheRental text you at this number about your rental inquiry, pre-screening, showing appointments, and application status? Message frequency varies. Message and data rates may apply. Reply STOP to opt out or HELP for help. Agreeing to texts is optional and is not required to inquire about or rent a home; you can continue on the website or ask for an email link instead. Please say yes if you agree to these text messages, or no if you prefer the website or email.

Message frequency varies with where you are in the rental process. Message and data rates may apply. Check with your wireless carrier for the rates on your plan.

Opt out. Reply STOP to any message to cancel. You will receive one final message confirming that you have been unsubscribed. This stops all program texts, including showing reminders, until you reply START to re-subscribe. STOP, STOPALL, UNSUBSCRIBE, CANCEL, END, QUIT, REVOKE, and OPTOUT all work.

Help. Reply HELP to any message for help, or contact support@showmetherental.com.

Carriers. The program is available on major US carriers. Carriers are not liable for delayed or undelivered messages. Delivery is subject to effective transmission from your carrier and device.

Your mobile information. Mobile numbers and text messaging consent are not shared with or sold to third parties or affiliates for marketing or promotional purposes. See the Privacy Policy for how we handle your information.

Each rental listing has its own phone number. Calls to it are answered by an automated assistant or a voicemail service on the Property Manager’s behalf, and may be recorded and transcribed after a disclosure at the start of the call. By continuing a call after the disclosure you consent to recording. Email sent through the Services carries an unsubscribe link where the law requires one. Service and transactional messages about something you already started, such as a booked showing or a submitted application, may continue after you unsubscribe from other messages until that matter is complete.

Fair housing. You agree to screen only on the objective criteria you configure in the Services (such as income relative to rent, occupancy, pets, move-in timing, and rental history), to apply them consistently to every Renter, and to comply with the Fair Housing Act, the Fair Credit Reporting Act, and every applicable federal, state, and local housing, consumer protection, and privacy law. You will not use the Services to ask about, screen on, or discriminate based on any protected characteristic. The Services block protected-class questions; attempting to work around that is a breach of these Terms and grounds for immediate termination.

Adverse action. Where you deny an application or take other adverse action based in whole or in part on a consumer report, you are responsible for the notices the Fair Credit Reporting Act and state law require. SMTR provides tools to help but does not give legal advice.

Your listings and criteria. You represent that you own or are authorized to rent every property you list, that your listings are accurate and current, that your photos and descriptions do not infringe anyone’s rights, and that any occupied unit is shown only with the notice the sitting tenant is entitled to.

Messaging on your behalf. The Services send texts, calls, and emails to Renters in your name. You authorize us to do so, and you agree that you will not separately contact Renters in a way that breaks their consent choices, that you will not ask us to message anyone who has opted out, and that you will honor Renter opt-outs in your own communications.

Renter data. Renter information you receive through the Services is provided for evaluating that Renter for the rental they applied to, and for no other purpose. You will keep it confidential, protect it, not sell or share it, and delete it when you no longer need it, except as the law requires you to retain it.

Application fees. You set your own application fee, subject to any cap imposed by the law where the property is located, and you are responsible for that fee’s legality and for any refund the law requires. Fees are collected from the Renter by our payment processor and paid to your connected account, less the platform share shown in the app before you connect payouts. SMTR never holds security deposits or rent, and the Services never ask a Renter for a deposit before a tour.

Third-party accounts. Payment processing, tenant screening, and electronic signatures are provided by Stripe, TransUnion SmartMove, and Dropbox Sign under their own terms, which you accept when you connect those accounts.

Accurate answers. You agree that the information you give in pre-screening and on an application is true and complete. Property Managers rely on it, and a false statement can be grounds for denying or ending a tenancy.

Pre-qualified is not approval. “Pre-qualified” means your answers met the criteria the Property Manager published. It is not an offer, an approval, or a lease. Only the Property Manager can approve an application, and only a signed lease creates a tenancy.

No deposit before a tour. The Services never ask for a deposit, holding fee, or rent before you have toured the home. Anyone who does is not acting through SMTR. Report it to support@showmetherental.com.

Application fees. The application fee is set by the Property Manager and shown to you before you pay. It is paid to the Property Manager to cover the cost of processing your application, and the Property Manager’s refund policy is shown alongside it. Contact the Property Manager about refunds; where state law requires a refund, the Property Manager must provide it.

Screening reports. If a Property Manager requires a credit or background report, you will be directed to TransUnion SmartMove and will provide your information and authorization to TransUnion directly, under its terms. SMTR never sees your Social Security number or the report.

Identity verification. If a Property Manager requires identity verification, you will be shown a consent screen first. Verification is performed by a specialist provider; SMTR receives only whether it passed.

Renter search and matching. If you opt into the renter search, we may tell you about other homes on the platform that match the criteria you stated, and, on your request, forward your completed application to another Property Manager. Matching uses only price, size, and location. You can leave the renter search at any time.

Property Managers choose a plan on the pricing page: a monthly subscription with a unit allowance, or a per-vacancy purchase that covers the full process for a single listing. Prices and allowances are those shown at checkout and on the pricing page when you buy, and are billed through Stripe.

• Free trial. Subscriptions start with a 14-day free trial that does not require a card. If you do not add a payment method before the trial ends, the account becomes read-only until you check out; nothing is charged.
• Subscriptions renew monthly until you cancel. Cancel any time from the billing settings; you keep access until the end of the paid period, and there are no refunds for partial months.
• Per-vacancy purchases are a one-time charge for one listing and are not refundable once the listing is published.
• Price changes take effect at your next renewal and are announced by email at least 30 days in advance.
• Failed payments. If a charge fails we retry and notify you. If it stays unpaid, the account is paused until it is settled.
• Taxes are added where required.

You agree not to use the Services to:

• break any law, including housing, consumer protection, telemarketing, and privacy law;
• post a listing you are not authorized to rent, misrepresent a property, or collect deposits, fees, or rent under false pretenses;
• submit inquiries or applications under a false identity, or on behalf of someone else without their permission;
• send spam, harass anyone, or contact a Renter or Property Manager outside the channels the Services provide in order to get around their consent choices;
• probe, scrape, overload, reverse engineer, or interfere with the Services or their security, or access another account or another Property Manager’s data;
• upload malware or content that infringes anyone’s rights; or
• resell or white-label the Services without our written agreement.

We may investigate suspected abuse, remove content, and suspend or terminate access without notice where needed to protect users or the Services.

You keep ownership of the listings, photos, criteria, answers, documents, and messages you provide (“Your Content”). You grant SMTR a non-exclusive, worldwide, royalty-free license to host, copy, process, transmit, display, and distribute Your Content as needed to provide the Services, including publishing listings to the hosted listing page and to any listing sites you choose to syndicate to, and watermarking listing photos to deter scams. You are responsible for having the rights to Your Content.

The Services, including their software, design, templates, and trademarks, belong to SMTR and its licensors and are protected by intellectual property law. We grant you a limited, revocable, non-transferable right to use them under these Terms. Feedback you give us may be used without obligation to you.

The Services depend on third parties for payments (Stripe), text messaging and voice (Twilio and the wireless carriers), tenant screening (TransUnion SmartMove), electronic signatures (Dropbox Sign), identity verification, cloud hosting, and listing syndication. Your use of those services is subject to their terms and privacy policies. We are not responsible for their acts, omissions, or outages, and we may change providers.

THE SERVICES ARE PROVIDED “AS IS” AND “AS AVAILABLE.” TO THE FULLEST EXTENT PERMITTED BY LAW, SMTR DISCLAIMS ALL WARRANTIES, EXPRESS OR IMPLIED, INCLUDING WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, AND NON-INFRINGEMENT. WE DO NOT WARRANT THAT THE SERVICES WILL BE UNINTERRUPTED, ERROR-FREE, OR SECURE, THAT ANY MESSAGE WILL BE DELIVERED, THAT ANY RENTER WILL BE APPROVED OR ANY UNIT RENTED, OR THAT ANY LISTING, CRITERIA, OR ANSWER PROVIDED BY A USER IS ACCURATE.

SMTR does not provide legal advice. Screening criteria, application fees, notices, and rental decisions are the Property Manager’s responsibility, and Property Managers should consult their own counsel about the law where their properties are located.

TO THE FULLEST EXTENT PERMITTED BY LAW, SMTR AND ITS MEMBERS, MANAGERS, EMPLOYEES, CONTRACTORS, AND PROVIDERS WILL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, OR PUNITIVE DAMAGES, OR FOR LOST PROFITS, LOST RENT, LOST DATA, OR LOSS OF GOODWILL, ARISING OUT OF OR RELATED TO THE SERVICES OR THESE TERMS, HOWEVER CAUSED AND UNDER ANY THEORY OF LIABILITY, EVEN IF ADVISED OF THE POSSIBILITY.

TO THE FULLEST EXTENT PERMITTED BY LAW, SMTR’S TOTAL LIABILITY FOR ALL CLAIMS ARISING OUT OF OR RELATED TO THE SERVICES OR THESE TERMS WILL NOT EXCEED THE GREATER OF (A) THE AMOUNT YOU PAID SMTR IN THE TWELVE MONTHS BEFORE THE CLAIM AROSE, OR (B) ONE HUNDRED US DOLLARS. FOR RENTERS, WHO PAY APPLICATION FEES TO THE PROPERTY MANAGER RATHER THAN TO SMTR, THAT CAP IS ONE HUNDRED US DOLLARS.

Some states do not allow some of these limits. In those states our liability is limited to the fullest extent the law allows. Nothing in these Terms limits liability that cannot be limited by law.

Property Managers agree to defend, indemnify, and hold harmless SMTR and its members, managers, employees, and contractors from any claim, loss, or expense, including reasonable attorneys’ fees, arising from your listings, your screening criteria, your rental decisions and notices, your use of Renter data, your application fees, your breach of these Terms, or your violation of any law or any third party’s rights. Every user agrees to the same for claims arising from content they provide or from their misuse of the Services.

Property Managers can close their account at any time from the billing settings or by emailing support. Renters can stop using the Services at any time and can opt out of messages as described above. We may suspend or terminate access if you breach these Terms, if we are required to by law, if your account is used to harm others, or if a payment remains unpaid.

When an account closes, active listings are unpublished and their phone numbers are released. Records the law requires us to keep are retained as described in the Privacy Policy. Sections that by their nature should survive (including content licenses needed to keep required records, disclaimers, limitation of liability, indemnification, and governing law) survive termination.

These Terms are governed by the laws of the Commonwealth of Kentucky and applicable federal law, without regard to conflict-of-law rules. Before filing a claim, you agree to contact us at support@showmetherental.com with a description of the dispute so we can try to resolve it informally within 30 days.

Any dispute not resolved informally will be brought exclusively in the state or federal courts located in Kentucky, and you consent to their jurisdiction, except that either party may bring an individual claim in small claims court where the claim qualifies, and SMTR may seek injunctive relief anywhere to protect its intellectual property or the security of the Services. Any claim must be filed within one year after it arose, or it is permanently barred, to the extent the law allows.

These Terms and the Privacy Policy are the whole agreement between you and SMTR about the Services. If any part is found unenforceable, the rest stays in effect. Our not enforcing a provision is not a waiver. You may not assign these Terms without our consent; we may assign them to a successor. We are not responsible for delays or failures caused by events outside our reasonable control, including carrier or provider outages. Notices to you go to the email or phone number on file; notices to us go to the address in the Contact section.

We may update these Terms. When we do, we change the effective date at the top of this page. For material changes we notify Property Managers by email at least 14 days before the change takes effect, and continued use after that date is acceptance. Changes to the text messaging program terms are also reflected in the messages themselves.

Questions about these Terms or the text messaging program: support@showmetherental.com

Privacy requests: privacy@showmetherental.com

SHOW ME THE RENTAL LLC, a Kentucky limited liability company.