Terms & Conditions

Last updated: October 7, 2026

These Terms and Conditions (“Terms”) govern your use of thelistingassistant.com (the “Site”) and the services provided by The Rental Assistant LLC, doing business as The Listing Assistant (“TLA,” “we,” “us” or “our”). By using the Site, joining the TLA Member™ or Hey Bobby Club™ program, texting us, or requesting or approving any service, you agree to these Terms. If you do not agree, please do not use the Site or our services.

1. Who we are

The Rental Assistant LLC does business as The Listing Assistant and is based in Eagle, Idaho. We serve the Treasure Valley. You can reach us at (208) 247-1763 or [email protected].

Our services are for adults and businesses. By using them you confirm that you are at least 18 years old.

2. Our services

TLA provides field, showing, admin and seller-prep support for real estate agents and the sellers they work with, including:

• Listing Launch™: getting a listing physically launched (walkthrough, photo documentation, readiness notes, lockbox, sign and rider, and an update to the agent).
• The Showing Assistant™: open house coverage by a licensed, qualified agent.
• TLA Concierge™: private-showing coverage by a licensed, qualified agent.
• TLA Field Support™: standard on-the-ground tasks such as lockboxes, signs, property checks, deliveries and agent errands.
• TLA Admin™: scheduling, CRM updates, coordination, marketing support and general agent admin.
• TLA Seller Support™: clean-outs, repairs, paint, yard work, punch lists and listing-prep projects.

Descriptions on the Site and our rate card are summaries. The scope of any job is what we confirm with you in writing before work starts. A text message counts as writing.

TLA is not a real estate brokerage and does not provide brokerage, legal, tax, inspection, appraisal, engineering or financial advice. Services that require a real estate license are performed by licensed agents and are subject to availability and applicable brokerage requirements. Work that requires a trade license is performed only by appropriately licensed professionals.

3. Memberships

TLA Member™

TLA Member is free. It gives you standard access to TLA services, and you pay as you go for the services you request.

Hey Bobby Club™

The Hey Bobby Club is a paid membership that includes preferred pricing, priority scheduling, club perks and access to services offered to Club members only. Memberships are offered monthly or, where available, annually.

• Recurring billing. By joining, you authorize us and our payment processor to charge your payment method on file each billing period until you cancel.
• Cancellation. You can cancel at any time by texting or emailing us. Cancellation takes effect at the end of your current billing period. Membership fees are non-refundable, as described in No refunds.
• Annual plans. Annual memberships are billed once for the full term and are non-refundable (see No refunds).
• Founding and promotional rates. If you joined at a founding or promotional rate, that rate stays in effect only while your membership remains continuously active. If your membership lapses or is canceled, the rate ends and you would need to rejoin at the then-current rate. Brokerage-specific offers are available only to eligible people who join by the stated deadline, and we may ask you to confirm eligibility.
• Priority scheduling. Priority scheduling means we place Club members first in line when we schedule work. It is not a guaranteed arrival or completion time.
• Changes. We may change membership fees or benefits for future billing periods by giving you at least 30 days’ notice. If you do not agree with a change, you may cancel before it takes effect.

4. Requests, quotes and approval

You can request services by text, phone, email or through the Site. Before we start, we will confirm the scope and price with you. We begin work after you approve, and a text approval counts.

• Prices are those on our current rate card or in our written quote. Some work, including Seller Support projects, is quoted by project.
• Field Support pricing is per standard task or stop. Multi-stop routes, extended waits, oversized pickups, specialty work and larger projects are quoted separately.
• A Listing Launch covers a standard residence. Estates, acreage and multi-structure properties are quoted.
• Materials, disposal, third-party costs and travel outside our standard service area are additional unless we say otherwise in the quote.
• If the scope changes after you approve, we will tell you, and the price may change. We will not proceed with additional work without your approval.

5. Payment

• The person who requests and approves a service is responsible for paying for it, unless we agree otherwise in writing. If an agent coordinates work for a seller, the agent remains responsible for payment unless we agree in writing to bill the seller.
• We accept payment by card through a third-party payment processor. We do not store full card numbers.
• Payment is due when you approve the work or when it is complete, as stated in your quote. Larger projects may require a deposit before we start.
• Pay-at-closing or other deferred arrangements are available only by written agreement.
• If a payment fails, we may pause services and membership benefits until it is resolved.
• Prices do not include taxes that may apply.

6. No refunds

All fees and charges are final and non-refundable. This includes membership fees (monthly and annual), fees for services we have already performed, deposits, and charges for materials, disposal and third-party costs we have already purchased or paid. We do not give refunds for a change of mind, a change in schedule, or the outcome of a sale.

If we cancel a booked service or are unable to perform it, we will refund or credit what you paid for the part we did not perform.

If something about completed work is not right, tell us within 7 days of completion (see Seller Support and project work). We will review it in good faith, and our remedy may be to redo or correct the work. A concern about completed work does not entitle you to a refund.

Nothing in these Terms limits a refund or other right you have under applicable law that cannot be waived.

7. Late payments, chargebacks and collections

• Late or failed payments. Amounts are due when stated in your quote, invoice or approval. If a payment fails or is late, we may retry the payment method on file, pause services and membership benefits, and require payment before we do further work.
• Collection costs. You are responsible for the reasonable costs we incur to collect an overdue amount, including collection agency fees, court costs and reasonable attorneys’ fees, to the extent permitted by law. We may refer unpaid amounts to a collection agency or an attorney.
• Disputed charges. If you question a charge, please contact us first so we can resolve it. If you file a chargeback or payment dispute without giving us the chance to resolve it, we may contest it and provide records of the services we performed, and you are responsible for any fees the dispute causes us, to the extent permitted by law.
• Deferred and pay-at-closing arrangements. The written agreement controls what happens if a transaction does not close. Unless it says otherwise, the full balance becomes due.

8. Scheduling, cancellations and access

Tell us as early as you can if plans change. We aim to meet the times we agree on, but we do not guarantee a specific arrival or completion time, and weather, access problems or safety concerns can affect scheduling.

If you cancel or reschedule after we are on our way, or we cannot get into the property (for example, a lockbox does not work, no key is available, or no one responds), we may charge a reasonable service call fee. We may decline or stop work at any property we reasonably believe is unsafe.

9. Your responsibilities

• You confirm that you own the property or are authorized by the owner (or the listing agent or brokerage) to request services and to give us access.
• You will give us accurate information, including addresses, access codes, lockbox details, showing instructions and any known hazards. Share access information only with people authorized to have it.
• You remain responsible for your own communications with buyers, sellers and brokerages, for any required disclosures, and for compliance with MLS, brokerage and association rules.

10. Photos and documentation

We take photos and videos to document our work and the condition of the property, and we send them to you. We keep them as described in our Privacy Policy. We will not publish identifiable photos of a client’s property or people without your permission.

11. Licensed-agent services

The Showing Assistant and TLA Concierge are performed by licensed agents. They open the property, host and follow your instructions. They do not negotiate, give advice or represent any party in a transaction. These services are subject to availability and applicable brokerage requirements.

12. Seller Support and project work

Project work is performed by our team or by independent contractors we select and coordinate. Scope, price and timing are confirmed in writing before work begins. Please look over the finished work promptly and tell us within 7 days of completion if something is not right. We will review it in good faith and work with you to resolve it.

13. No guarantees

We do not guarantee any sale price, time on market, showing activity, inspection or appraisal result, or buyer behavior. Our walkthrough notes and photo reports are observations, not inspections, and do not replace a licensed inspection or required seller disclosures.

14. Use of artificial intelligence and automation

TLA uses artificial intelligence (AI) and automated tools to help run the business, for example to draft and organize messages, answer common questions, schedule work, summarize notes and send automatic replies to text keywords. Some messages or content you receive from us may be created or sent with the help of AI or automation.

• People are responsible for our services. A member of our team is responsible for the services we provide, for your quotes and for scheduling.
• AI can make mistakes. Please confirm important details, such as dates, scope and price, with us before relying on them. The scope and price of any job are what we confirm with you in writing.
• Not professional advice. AI-generated or automated content is for general information and is not legal, financial, inspection or other professional advice.
• Your information. AI and automated tools may process the information you give us as described in our Privacy Policy. Please do not send payment card numbers by text or email.
• A person on request. If you would rather deal with a person than an automated system, tell us and a team member will respond.

15. Text messaging (SMS) program

• Program. By giving us your mobile number and checking the consent box on our form, by texting us first, or by giving us your number when you request services, you agree to receive text messages from The Listing Assistant at that number. Messages include replies to your requests, scheduling and confirmations, quotes and approvals, photo confirmations, billing and membership notices, and service updates. If you agree to promotional messages, we may also send offers and announcements.
• Automated messages. Some replies, such as automatic responses to a keyword, may be sent by automated systems. Reply HELP, or tell us you would like to speak with a person.
• Frequency and cost. Message frequency varies. Message and data rates may apply.
• Opt out and help. Reply STOP at any time to stop receiving messages. Reply HELP for help, or contact us at (208) 247-1763 or [email protected]. After you opt out we may send one final message to confirm.
• Consent. Consent to receive texts is not a condition of any purchase.
• Carriers. Wireless carriers are not liable for delayed or undelivered messages.
• Your information. We do not sell your mobile number. We do not share mobile numbers or text-message opt-in information with third parties or affiliates for their marketing or promotional purposes. See our Privacy Policy.

16. Using this website

You may use the Site for lawful purposes only. Do not interfere with it, attempt to access it without authorization, or use it to send spam or harmful content. The Site, its content, and the names and logos TLA, The Listing Assistant, Hey Bobby Club, TLA Member, Listing Launch, The Showing Assistant, TLA Concierge, TLA Field Support, TLA Admin and TLA Seller Support belong to The Rental Assistant LLC dba The Listing Assistant. You may not use them without our written permission. The Site may link to other sites, such as Instagram and our payment page, that we do not control.

17. Disclaimers

The Site and our services are provided “as is” and “as available.” To the fullest extent permitted by law, we disclaim all warranties, express or implied, including implied warranties of merchantability, fitness for a particular purpose and non-infringement. We do not warrant that the Site will be uninterrupted or error free.

18. Limitation of liability

To the fullest extent permitted by law, TLA and its owners, members, employees, contractors and agents are not liable for any indirect, incidental, special, consequential, exemplary or punitive damages, or for lost profits, commissions, sales or business opportunities, however caused and even if we were told they were possible.

Our total liability for any claim relating to the Site or our services is limited to the amount you paid us for the specific service, or the membership period, that gave rise to the claim during the three months before the claim arose.

We are not liable for pre-existing or hidden conditions at a property, for damage not caused by our negligence, or for delays or failures caused by events beyond our reasonable control. These limits apply to every legal theory, whether in contract, negligence or otherwise. Nothing in these Terms limits liability that cannot be limited by law.

19. Indemnification

You agree to defend, indemnify and hold harmless TLA and its owners, members, employees, contractors and agents from claims, losses and expenses (including reasonable attorneys’ fees) arising from your breach of these Terms, your lack of authority to request services or grant access, or inaccurate information you give us.

20. Governing law and disputes

These Terms are governed by the laws of the State of Idaho, without regard to conflict-of-law rules. If a dispute arises, please contact us first so we can try to resolve it informally. If we cannot, the state and federal courts located in Ada County, Idaho will have exclusive jurisdiction, and you consent to that jurisdiction.

21. Changes to these Terms

We may update these Terms from time to time. The “Last updated” date above shows the latest version. Continuing to use the Site or our services after an update means you accept the updated Terms. Changes to membership fees follow the notice rules in Memberships.

22. General

These Terms, together with our Privacy Policy and any written quote, are the entire agreement between you and TLA about the Site and our services. If any part is found unenforceable, the rest remains in effect. You may not assign these Terms without our written consent. We are not responsible for delays caused by events beyond our reasonable control. You agree that electronic communications and approvals, including text messages, satisfy any legal requirement that they be in writing.

23. Contact us