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Terms of Service

Effective Date: 7 March 2026
Last Updated: 9 March 2026

These Terms of Service (“Terms”) constitute a legally binding agreement between you (“User”, “you”, or “your”) and Elm & Co. Limited, a company incorporated in the Isle of Man (Company Number: 136494C) (“Company”, “we”, “us”, or “our”). By accessing or using the RentFolder web application (“Service”), you agree to be bound by these Terms in their entirety. If you do not agree, you must cease using the Service immediately.

1. Definitions

  • “Landlord” means any individual or entity that registers for a RentFolder account to manage residential rental properties.
  • “Tenant” means any individual who accesses the Service via a secure, tokenised link (“Magic Link”) provided by a Landlord.
  • “Content” means any data, documents, photographs, text, financial records, or other materials uploaded to or generated through the Service.
  • “Merchant of Record” means the third-party payment processor (currently Paddle.com Market Limited) that handles all subscription billing and payment processing on our behalf.

2. Service Description & Relationship

RentFolder is a purposefully simple property management tool designed for independent landlords managing one to five properties. The Service enables landlords to track rent payments, store lease documents, and facilitate maintenance requests from tenants.

You expressly acknowledge and agree that Elm & Co. Limited:

  1. Is solely a software provider. We provide a technology platform and nothing more.
  2. Is not a party to any lease, rental agreement, or tenancy arrangement between you and any third party.
  3. Is not a real estate agent, property manager, letting agent, broker, or financial adviser, and does not hold itself out as such.
  4. Does not conduct tenant background checks, credit checks, reference checks, or any form of vetting.
  5. Is not responsible for tenant disputes, eviction proceedings, rent arrears, property damage, or any financial dispute arising from your tenancies.
  6. Does not provide legal, tax, accounting, or regulatory compliance advice of any kind.

3. Eligibility

You must be at least 18 years of age and have full legal capacity to enter into a binding contract in your jurisdiction. By using the Service, you represent and warrant that you meet these requirements.

The Service is primarily designed for and targeted at users in the United States, United Kingdom, Canada, Australia, New Zealand, Isle of Man, Jersey, and Guernsey. Users in other jurisdictions may access the Service but are solely responsible for ensuring their use complies with applicable local laws.

4. Account Registration & Security

You are responsible for maintaining the confidentiality of your account credentials and for all activities that occur under your account. You must notify us immediately of any unauthorised access. We reserve the right to suspend or terminate accounts at our sole discretion, with or without notice.

5. Acceptable Use

You agree not to:

  • Use the Service for any purpose that is unlawful, fraudulent, or prohibited by these Terms;
  • Upload, transmit, or store any Content that infringes the intellectual property rights of any third party;
  • Attempt to gain unauthorised access to any part of the Service, its servers, or any connected systems;
  • Interfere with or disrupt the integrity or performance of the Service;
  • Use the Service to harass, abuse, or harm any other person, including tenants;
  • Reverse-engineer, decompile, or disassemble any part of the Service; or
  • Resell, sublicense, or provide access to the Service to third parties without our prior written consent.

6. Compliance with Local Laws

You are solely responsible for ensuring that your use of the Service complies with all applicable local, regional, national, and international laws, regulations, and ordinances, including but not limited to:

  • Residential tenancy and landlord-tenant legislation;
  • Tenant deposit protection schemes and escrow requirements;
  • Fair housing, anti-discrimination, and human rights laws;
  • Tax reporting obligations (income tax, capital gains, VAT/GST);
  • Health, safety, and habitability standards;
  • Data protection and privacy regulations (see our Privacy Policy).

The Service may include informational guides and general educational content. This content does not constitute legal advice and must not be relied upon as such. You should consult qualified professionals regarding your specific circumstances.

7. Subscription, Billing & Refunds

7.1 Merchant of Record

All payments for the Service are processed by our Merchant of Record, currently Paddle.com Market Limited (“Paddle”). Paddle is the seller of record for all subscription transactions and is responsible for invoicing, sales tax and VAT collection, and payment processing. By purchasing a subscription, you also agree to Paddle’s terms of service as applicable.

7.2 Free Trial

All new accounts begin on a 30-day free trial. No payment information is required to start the trial. During this period you receive full Portfolio-level access to the Service so you can evaluate all features before committing to a paid plan.

If you have not subscribed by the end of the 30-day trial period, your account access will be restricted until a paid subscription is activated. There is no ongoing free tier.

EU / UK Cooling-Off Period. For consumers located in the European Union or United Kingdom, the 14-day statutory right of withdrawal under the Consumer Rights Directive (2011/83/EU) and the Consumer Contracts Regulations 2013 is satisfied by the 30-day free trial, which constitutes your full evaluation period. By subscribing to a paid plan, you expressly request that the Service commences immediately and acknowledge that you have had an opportunity to evaluate the Service free of charge. You therefore waive any further statutory cooling-off right with respect to that subscription.

7.3 Subscriptions & Plans

RentFolder offers the following paid subscription plans, each available on a monthly or annual billing cycle:

  • Solo — supports up to 1 property.
  • Portfolio — supports up to 5 properties, including inspection reports and tax report generation.
  • Unlimited — unlimited properties with all Portfolio features.

Paid subscriptions renew automatically at the end of each billing period (monthly or annual, as selected at checkout) unless cancelled before the renewal date. All fees are recurring subscription fees; there are no one-time setup or data-migration charges.

Where we offer annual billing, we will send you a reminder notice before your annual renewal date to give you the opportunity to cancel in advance.

7.4 Cancellation

You may cancel your subscription at any time through the billing management portal accessible from your account settings. Upon cancellation, your paid access continues until the end of the current billing period, after which your account will revert to a restricted state. No partial or pro-rata refund is issued for the unused portion of the current billing period.

7.5 Refunds

All subscription payments are non-refundable once a billing period has commenced, except where a refund is required by applicable law or where we, in our sole discretion, determine that a refund is appropriate (for example, to resolve a billing error or to reduce the risk of a payment dispute). Any such discretionary refund does not constitute a waiver of this policy for future charges.

Where applicable law requires a refund right that cannot be waived (for example, for consumers in certain jurisdictions), Paddle will process any such refunds in its capacity as Merchant of Record.

7.6 Price Changes

We reserve the right to change subscription pricing at any time. We will provide reasonable advance notice of any price increases. Continued use of the Service after a price change constitutes acceptance of the new pricing.

8. Intellectual Property

All intellectual property rights in and to the Service (including software, design, trademarks, and documentation) are owned by or licensed to Elm & Co. Limited. You are granted a limited, non-exclusive, non-transferable, revocable licence to use the Service in accordance with these Terms.

You retain ownership of any Content you upload. By uploading Content, you grant us a limited licence to store, process, and display that Content solely for the purpose of providing and improving the Service.

9. Disclaimer of Warranties

The Service is provided strictly on an “as-is” and “as-available” basis. To the fullest extent permitted by applicable law, Elm & Co. Limited expressly disclaims all warranties, whether express, implied, statutory, or otherwise, including but not limited to:

  • Any implied warranties of merchantability, fitness for a particular purpose, and non-infringement;
  • Any warranty that the Service will be uninterrupted, timely, secure, or error-free;
  • Any warranty that the results obtained from using the Service will be accurate, reliable, or complete;
  • Any warranty that the Service complies with, or will assist you in complying with, local property, tenancy, tax, or regulatory laws in any jurisdiction.

No advice or information, whether oral or written, obtained from us or through the Service shall create any warranty not expressly stated herein.

10. Limitation of Liability

To the maximum extent permitted by applicable law:

  1. Exclusion of Damages. ELM & CO. LIMITED, ITS DIRECTORS, OFFICERS, EMPLOYEES, AGENTS, AND AFFILIATES SHALL NOT BE LIABLE FOR ANY INDIRECT, INCIDENTAL, SPECIAL, CONSEQUENTIAL, EXEMPLARY, OR PUNITIVE DAMAGES, INCLUDING BUT NOT LIMITED TO LOSS OF PROFITS, REVENUE, DATA, GOODWILL, BUSINESS OPPORTUNITY, OR ANTICIPATED SAVINGS, REGARDLESS OF THE THEORY OF LIABILITY (WHETHER IN CONTRACT, TORT, NEGLIGENCE, STRICT LIABILITY, OR OTHERWISE), EVEN IF WE HAVE BEEN ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.
  2. Aggregate Cap. OUR TOTAL CUMULATIVE LIABILITY ARISING OUT OF OR RELATED TO THESE TERMS OR THE SERVICE SHALL NOT EXCEED THE LESSER OF: (A) THE TOTAL AMOUNTS PAID BY YOU TO US (OR OUR MERCHANT OF RECORD ON OUR BEHALF) IN THE TWELVE (12) MONTHS IMMEDIATELY PRECEDING THE EVENT GIVING RISE TO THE CLAIM; OR (B) ONE HUNDRED POUNDS STERLING (£100).
  3. Essential Basis. YOU ACKNOWLEDGE THAT THE FEES CHARGED FOR THE SERVICE REFLECT THE ALLOCATION OF RISK SET FORTH IN THESE TERMS AND THAT WE WOULD NOT ENTER INTO THESE TERMS WITHOUT THESE LIMITATIONS.

Nothing in these Terms excludes or limits liability for (a) death or personal injury caused by negligence; (b) fraud or fraudulent misrepresentation; or (c) any other liability that cannot be lawfully excluded or limited.

11. Indemnification

You agree to indemnify, defend, and hold harmless Elm & Co. Limited, its directors, officers, employees, agents, and affiliates from and against any and all claims, demands, actions, damages, losses, liabilities, judgments, settlements, costs, and expenses (including reasonable legal fees) arising out of or relating to:

  1. Your use of or inability to use the Service;
  2. Your breach of these Terms or any applicable law;
  3. Any dispute between you and a tenant, co-owner, property manager, or any other third party;
  4. Your failure to comply with applicable landlord-tenant, housing, tax, health and safety, or data protection laws;
  5. Any Content you upload, store, or transmit through the Service;
  6. Any claim by a third party that your Content or use of the Service infringes their rights.

This indemnification obligation shall survive the termination of these Terms and your use of the Service.

12. Suspension & Termination

We may suspend or terminate your access to the Service at any time, for any reason, including but not limited to breach of these Terms, at our sole discretion and without prior notice or liability. Upon termination:

  • Your right to use the Service ceases immediately;
  • We are not obligated to retain your Content, though we may retain certain data as required by law;
  • All provisions of these Terms that by their nature should survive termination shall survive, including (without limitation) Sections 9, 10, 11, 14, and 15.

You may terminate your account at any time by contacting us or using the account deletion feature within the Service.

13. Modifications to Terms

We reserve the right to modify these Terms at any time. Material changes will be communicated via email or a prominent notice within the Service. Your continued use of the Service after modifications constitutes your acceptance of the updated Terms. If you do not agree to any modification, your sole remedy is to cease using the Service.

14. Governing Law & Jurisdiction

These Terms shall be governed by and construed in accordance with the laws of the Isle of Man, without regard to its conflict of law principles.

You irrevocably agree that the courts of the Isle of Man shall have exclusive jurisdiction to settle any dispute arising out of or in connection with these Terms. You waive any objection to the laying of venue in such courts and agree not to plead that such courts are an inconvenient forum.

15. General Provisions

  • Entire Agreement. These Terms, together with our Privacy Policy and Data Processing Agreement, constitute the entire agreement between you and Elm & Co. Limited regarding the Service.
  • Severability. If any provision of these Terms is held to be invalid, illegal, or unenforceable, the remaining provisions shall continue in full force and effect.
  • Waiver. Our failure to enforce any right or provision of these Terms shall not constitute a waiver of that right or provision.
  • Assignment. You may not assign or transfer your rights under these Terms without our prior written consent. We may assign our rights and obligations freely.
  • Force Majeure. We shall not be liable for any delay or failure to perform resulting from causes beyond our reasonable control, including acts of God, natural disasters, pandemics, war, terrorism, strikes, government action, or internet service failures.
  • No Third-Party Beneficiaries. These Terms do not confer any rights on any third party.

16. Contact

If you have any questions about these Terms, please contact us at:

Elm & Co. Limited
Isle of Man
Email: legal@rentfolder.com