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Terms of Service

Terms and conditions for using the Marula Landlord OS property management platform

Terms of Service

Last Updated: August 16, 2026 — Effective Date: August 16, 2026

Rainier Headwaters LLC, a Washington limited liability company doing business as Marula (“we”, “us”, or “our”), operates Marula Landlord OS, a property management platform that enables landlords to manage rental properties, tenants, leases, payments, maintenance, and related records (the “Service”). These Terms of Service (“Terms”) govern your use of the Service.

Scope: these Terms govern your use of this website, including joining a waitlist. The provisions concerning accounts, subscriptions, and payment apply from the point you create an account.

By creating an account or using the Service, you agree to these Terms. If you do not agree, do not use the Service.

1. Eligibility

To use the Service, you must:

  • Be at least 18 years old
  • Be legally capable of entering into a binding agreement
  • Provide accurate and complete registration information
  • Be located in the United States (we do not currently support properties or landlords outside the U.S.)

If you are using the Service on behalf of a business entity, you represent that you have the authority to bind that entity to these Terms.

2. Account Registration and Security

2.1 Account Creation

You must create an account to use the Service. You agree to provide accurate, current, and complete information during registration and to update your information if it changes.

2.2 Account Security

You are responsible for:

  • Maintaining the confidentiality of your account credentials
  • All activity that occurs under your account
  • Notifying us immediately if you suspect unauthorized access

We use Firebase Authentication for account sign-in. You are also subject to Google’s applicable terms for Firebase Authentication.

2.3 One Account Per Landlord

Each landlord account is intended for a single landlord or business entity. Sharing account credentials with unauthorized individuals is prohibited. If multi-user access is offered on your subscription tier, additional users must be added through the Service rather than by sharing credentials.

3. Service Description

Marula Landlord OS provides property management tools including:

  • Property and unit management — track properties, units, and addresses
  • Tenant management — store tenant information and contact details
  • Lease management — record lease terms, dates, and rent amounts
  • Financial tracking — immutable ledger for rent payments, charges, and credits with full audit trail
  • Tenant portal — tenants can view balances, statements, send messages, and submit maintenance requests
  • Messaging — two-way communication between landlords and tenants
  • Maintenance tracking — submit, track, and resolve maintenance requests
  • Document storage — upload and organize property-related documents
  • Automated notifications — email reminders for rent, late fees, and other events
  • Document scanning — automated extraction of lease terms from uploaded lease documents to speed up onboarding
  • AI agent access (MCP) — an interface that lets AI assistants you authorize read and act on your data (see Section 10)
  • Workflows — guided checklists for common landlord tasks (lease renewal, tenant move-in/move-out, etc.)

The list above reflects features currently offered. Feature availability varies by subscription tier — see our Pricing page for details. We do not currently offer online rent collection or tenant screening; if we add such features, these Terms and our Privacy Policy will be updated when they become available.

4. Subscription Tiers and Billing

4.1 Free Tier

The Free tier provides core features for up to 3 units at no cost. There is no time limit on the Free tier — it is not a trial.

4.2 Paid Tiers

Paid tiers (Starter, Pro, Business) are available with monthly or annual billing. All paid tiers include unlimited units.

Prices are listed on our Pricing page and may change with advance notice. Price changes do not apply to your current billing period.

4.3 Payment

Paid subscriptions are processed through a third-party payment processor. By subscribing, you authorize us to charge your payment method on file for the applicable fees. You are responsible for keeping your payment information current.

4.4 Cancellation and Refunds

You may cancel your paid subscription at any time. Upon cancellation:

  • Your access to paid features continues through the end of your current billing period
  • We will refund unused whole months remaining in your annual billing period
  • Your account reverts to the Free tier (subject to Free tier unit limits)
  • Your data is retained and accessible on the Free tier

4.5 Transaction Fees

Certain optional features, if and when offered (for example, tenant screening reports or payment processing), may incur per-transaction fees. Any such fees are disclosed before you initiate the transaction and are non-refundable once the transaction is processed.

5. Your Data

5.1 Ownership

You own the data you enter into the Service. We do not claim ownership of your property records, tenant information, financial data, documents, or communications.

5.2 License to Operate

By using the Service, you grant us a limited license to store, process, and display your data solely for the purpose of providing the Service to you. This license ends when you delete your account, subject to the data retention periods described in our Privacy Policy.

5.3 Data Export

You may download your uploaded documents at any time. Full self-serve export of all of your data in standard formats is in active development; until it is available, contact us and we will provide a complete export of your data within 14 days, at no charge. We will not charge fees for data export or create artificial barriers to leaving the Service.

5.4 Data Protection

We protect your data using industry-standard security measures as described in our Privacy Policy. We will never sell your data, use it for advertising, or share it with third parties except as necessary to operate the Service. See our Landlord Data Promise for our full data commitments.

5.5 Data Retention

When you close your account, we anonymize your personal information within 90 days. Financial records are retained for 7 years as required by IRS recordkeeping requirements. Full details are in our Privacy Policy.

6. Tenant Data and Your Responsibilities

6.1 Landlord as Data Controller

When you enter tenant information into the Service, you act as the data controller for that information. You are responsible for:

  • Having a lawful basis to collect and process your tenants’ personal information
  • Providing any required notices to your tenants about how their data is used
  • Complying with all applicable federal, state, and local privacy laws
  • Responding to tenant data requests directed at you

6.2 Tenant Portal

When you invite tenants to use the tenant portal, tenants create their own accounts and are subject to separate terms. You remain responsible for the accuracy of tenant information you have entered.

6.3 Fair Housing Compliance

You are responsible for complying with the Fair Housing Act and all applicable federal, state, and local fair housing laws. The Service does not provide legal advice or ensure legal compliance — it is a tool to help you manage your properties. If tenant screening is offered in the future, it will be provided through third-party providers, and you will be responsible for using screening results in compliance with applicable law, including the Fair Credit Reporting Act (FCRA).

7. Acceptable Use

You agree not to:

  • Use the Service for any unlawful purpose
  • Enter false or misleading information
  • Attempt to access another user’s account or data
  • Interfere with the Service’s operation or security
  • Use the Service to harass, threaten, or discriminate against tenants
  • Use automated tools (bots, scrapers) to access the Service except through our authorized API or MCP interface
  • Resell or redistribute access to the Service without authorization
  • Circumvent any access controls, rate limits, or usage restrictions

8. Intellectual Property

8.1 Our Property

The Service — including its design, code, features, documentation, and branding — is our intellectual property. These Terms do not grant you any rights to our intellectual property except the limited right to use the Service as described here.

8.2 Feedback

If you provide feedback, suggestions, or feature requests, you grant us the right to use that feedback without restriction or compensation. We are not obligated to implement any feedback.

9. Third-Party Services

The Service relies on third-party service providers for functions such as authentication, hosting, data storage, email delivery, and payment processing. The specific providers and what data they handle are disclosed in our Privacy Policy.

Your use of the Service through these providers is subject to their respective terms where applicable (for example, Google’s terms for Firebase Authentication). We are not responsible for the availability or performance of third-party services.

10. AI Features

10.1 Automated and AI-Assisted Tools

The Service includes automated document-processing features (such as extraction of lease terms from uploaded lease documents) and an MCP interface that lets AI agents you authorize access your data. Lease extraction currently runs within our own infrastructure; uploaded documents are not sent to third-party AI providers. If we adopt third-party AI processing for any feature, that will be disclosed in our Privacy Policy. These features are tools to assist you — they do not replace professional judgment.

10.2 Output Limitations

Automated and AI-assisted outputs (extracted lease fields, summaries, categorizations) may contain errors. You are responsible for reviewing and verifying automated outputs before relying on them. These features do not constitute legal, financial, or tax advice.

10.3 MCP Interface

The MCP (Model Context Protocol) interface allows authorized AI agents to access your data on your behalf. You are responsible for the API tokens you create and the actions taken through the MCP interface.

11. Payments

11.1 Subscription Payments

Subscription billing is processed by Stripe, a third-party payment processor. We are not a bank, money transmitter, or payment processor, and we do not store your card or bank account numbers.

11.2 Rent Payments

We do not currently offer online rent collection. Rent payments you receive from tenants outside the Service are recorded in the Service by you, and we track and reconcile those records. Payment disputes between you and your tenants are your responsibility; we provide transaction records and audit trails to support dispute resolution but do not mediate or adjudicate disputes.

12. Service Availability

12.1 Uptime

We aim to provide reliable service but do not guarantee uninterrupted availability. The Service may be temporarily unavailable due to maintenance, updates, or circumstances beyond our control.

12.2 Modifications

We may modify, add, or remove features at any time. For material changes that reduce functionality on your current tier, we will provide advance notice.

12.3 Scheduled Maintenance

We will provide advance notice of scheduled maintenance whenever possible. Emergency maintenance may occur without notice.

13. Disclaimers

13.1 “As Is” Service

The Service is provided “as is” and “as available” without warranties of any kind, whether express or implied, including but not limited to implied warranties of merchantability, fitness for a particular purpose, and non-infringement.

The Service is a property management tool. It does not provide legal, financial, tax, or accounting advice. Reports, reminders, extracted document data, and other outputs generated by the Service are informational tools — not substitutes for professional advice. Consult a qualified attorney, accountant, or financial advisor for professional guidance.

13.3 Accuracy

While we strive for accuracy in calculations (rent, late fees, balances, tax reports), you are responsible for verifying the accuracy of all financial records and reports generated by the Service.

14. Limitation of Liability

To the maximum extent permitted by law:

  • Our total liability to you for any claim arising from or related to the Service is limited to the amount you paid us in the 12 months preceding the claim
  • We are not liable for indirect, incidental, special, consequential, or punitive damages, including but not limited to loss of profits, data, or business opportunities
  • We are not liable for damages resulting from tenant disputes, legal proceedings, regulatory actions, or any landlord-tenant matter
  • We are not liable for actions taken by third-party services integrated with the Service

15. Indemnification

You agree to indemnify and hold us harmless from any claims, damages, losses, or expenses (including reasonable attorneys’ fees) arising from:

  • Your use of the Service
  • Your violation of these Terms
  • Your violation of any applicable law
  • Your landlord-tenant relationships
  • Data you enter into the Service
  • Your use of AI-generated outputs

16. Dispute Resolution

16.1 Governing Law

These Terms are governed by the laws of the State of Washington, without regard to conflict of law principles.

16.2 Informal Resolution

Before filing a formal claim, you agree to contact us and attempt to resolve the dispute informally for at least 30 days.

16.3 Jurisdiction

Any legal action arising from these Terms will be brought in the state or federal courts located in King County, Washington, and you consent to the jurisdiction of those courts.

16.4 Class Action Waiver

You agree to resolve disputes with us on an individual basis. You waive any right to participate in a class action, class arbitration, or representative proceeding.

17. Account Termination

17.1 By You

You may close your account at any time through the Service or by contacting us. Upon closure, your data is handled as described in Section 5.5 and our Privacy Policy.

17.2 By Us

We may suspend or terminate your account if you:

  • Violate these Terms
  • Use the Service for unlawful purposes
  • Fail to pay applicable fees after notice
  • Engage in activity that harms other users or the Service

Before termination (except in cases of illegal activity or immediate harm), we will provide notice and a reasonable opportunity to export your data.

18. Changes to These Terms

We may update these Terms from time to time. When we make changes:

  • We will update the “Last Updated” date at the top
  • Material changes will be communicated via email or in-app notification before they take effect
  • Continued use of the Service after the effective date constitutes acceptance of the updated Terms
  • If you do not agree to updated Terms, you may close your account before the effective date

19. General Provisions

Entire Agreement. These Terms, together with our Privacy Policy and Landlord Data Promise, constitute the entire agreement between you and Marula Landlord OS regarding the Service.

Severability. If any provision of these Terms is found to be unenforceable, the remaining provisions remain in effect.

No Waiver. Our failure to enforce any provision of these Terms does not constitute a waiver of that provision.

Assignment. You may not assign your rights under these Terms without our consent. We may assign our rights in connection with a merger, acquisition, or sale of assets, provided the assignee agrees to honor these Terms.

Force Majeure. We are not liable for failure to perform due to causes beyond our reasonable control, including natural disasters, war, terrorism, strikes, government actions, or internet outages.

20. Contact

For questions about these Terms:

Rainier Headwaters LLC (d/b/a Marula) 522 W Riverside Ave Ste N Spokane, WA 99201 United States

Email: support@marulaos.com