1099 Contractor Housing Agreement

Texas Coliving

This Agreement is made and entered into on ___________________ (the "Effective Date") between:

Landlord / Resident: Paul Walhus, residing at 180 Ladybug Lane, Cedar Creek, TX 78612 ("Landlord")

Contractor: _________________________________________ ("Contractor")
    Email: ___________________________________
    Phone: _____________________

1. Premises — The Motor Home Provided as Part of 1099 Compensation

Landlord hereby provides Contractor with the use of the above-described motor home (the "Motor Home") as part of contractor compensation. The Motor Home is owned by Landlord and is provided for residential use as part of the 1099 compensation arrangement, NOT as a separate rental.

Contractor has access to the property's shared exterior amenities and has additional rights as the on-site maintenance contractor, including operating tent shops on the property for maintenance work and accessing utility / water tower areas as required for contractor duties.

2. Other Residents of the Property

Contractor acknowledges that the property is occupied by multiple individuals at the time of signing, including but not limited to:

• Paul Walhus — the Landlord, who personally resides on the first floor and has personal use of portions of the second and third floors of the main house (including the radio room "Ground Station" in the third floor north loft).
• Other tenants renting other private bedrooms in the main house, units in the cottage building, the downstairs efficiency, and the various RV / trailer / cottage / tiny home / motor home units on the property grounds.
• Daniel "DJ" Weems — the on-site maintenance contractor (1099) who lives in the Tiffin Allegra motor home next to the water tower.

Contractor agrees to be respectful of all other residents at all times.

3. Term

This Agreement begins on ___________________ and continues on a month-to-month basis until terminated by either party with at least thirty (30) days written notice.

4. 1099 Compensation Structure

Contractor's annual compensation for the maintenance contractor role shall be reported on a 1099 form. The compensation includes:

• Housing: Use of the Tiffin Allegra motor home and connected utility services on the property.
• Cash compensation for maintenance work performed (water tower maintenance, tent shops, money order rent collection, general property upkeep).

The exact split between housing imputed value and cash compensation is determined by Landlord at year-end for tax-reporting purposes. Contractor receives a 1099-NEC at year-end reflecting the total compensation. Total annual compensation for current contract year: ________________.

5. Late Fees

As a 1099 contractor compensation arrangement rather than a tenant rent obligation, late fees do not apply.

6. Security Deposit

No security deposit is required, as Contractor's residency is part of the 1099 contractor compensation arrangement and not a standard tenancy.

7. Move-in Condition Inspection

Within seven (7) days of the Effective Date, Landlord and Tenant shall conduct a joint walk-through of the Unit and document its condition (including any pre-existing damage, marks, stains, or wear) by photograph and a signed condition checklist. The signed checklist becomes Exhibit A to this Agreement and serves as the baseline for any future deposit deduction discussions.

If Tenant moves in without conducting the joint walk-through, Tenant's acceptance of the Unit shall be deemed to acknowledge the Unit is in acceptable condition with no pre-existing damage beyond normal wear.

At move-out, Landlord and Tenant shall conduct a similar joint walk-through within seven (7) days of Tenant vacating, documenting the Unit's condition. Any deductions from the security deposit shall be itemized in writing and provided to Tenant within thirty (30) days of move-out.

8. Utilities and Internet

Utilities for the Motor Home (water, electric, propane as applicable, sewer/septic) are provided by Landlord as part of Contractor's 1099 compensation arrangement. Internet service via the property's enterprise-grade network (three independent ISPs — AT&T, T-Mobile 5G, and Starlink — bonded through a Ubiquiti Dream Machine) is also included as part of the compensation arrangement.

9. Use of the Premises

The Unit shall be used solely as a private residence for Tenant. Tenant shall not:

1. Sublet the Unit or assign this Agreement without Landlord's prior written consent;
2. Use the Unit for any unlawful purpose;
3. Cause unreasonable disturbance to the Landlord, the Landlord's family, or other tenants residing on the property;
4. Damage the Unit, common areas, hookups, or furnishings;
5. Have overnight guests for more than three (3) consecutive nights without Landlord's consent;
6. Operate a business or commercial activity from the Unit without written consent.
7. Move, tow, or relocate the Motor Home without Landlord's explicit written consent;

10. Renters Insurance

Tenant is strongly encouraged (but not required by this Agreement) to maintain a renters insurance policy covering Tenant's personal belongings and personal liability while residing on the property. Landlord's property insurance does NOT cover Tenant's personal property in the event of fire, theft, water damage, or other loss. Renters insurance is typically inexpensive ($10-25/month) and protects Tenant against substantial loss.

11. House Rules

Tenant agrees to abide by the following property rules:

1. Quiet hours are from 10:00 PM to 7:00 AM daily. Be especially mindful in shared common areas.
2. Common areas shall be kept clean after use.
3. HVAC and comfort settings: Tenant may use the unit's heating and cooling systems freely. Tenant agrees not to set thermostats to extreme settings (e.g., below 60°F in winter or above 80°F in summer when not occupying the unit) to avoid excessive utility costs that get rolled into the bundled monthly utility charge for all tenants.
4. No smoking inside any dwelling. Outdoor smoking permitted, but well away from buildings and dwellings. Vaping is treated the same as smoking and prohibited indoors.
5. Cannabis: Cannabis (marijuana) remains illegal under Texas state law and is prohibited on the premises, regardless of any other state's laws. This includes all forms (smoked, vaped, edible, oil, or otherwise).
6. Firearms: Tenant may possess legally-owned firearms in their private Unit consistent with Texas state law, but firearms shall not be carried, displayed, or discharged in common areas or in the presence of other tenants without their consent. Tenant is solely responsible for safe storage of any firearms.
7. No illegal substances on the premises.
8. Trash and recycling shall be taken to the proper bins.
9. Be respectful of all other residents and the Landlord at all times.

12. Pets

Pets are not permitted without prior written consent from Landlord. If Landlord approves a pet, an additional pet deposit may be required.

13. Maintenance and Repairs

Landlord shall maintain the property in a habitable condition. Tenant shall promptly notify Landlord (or Daniel "DJ" Weems, the on-site maintenance contractor) of any maintenance issues. Tenant shall be responsible for damages caused by Tenant or Tenant's guests. Routine maintenance (lawn, exterior, water tower, common-area utilities) is handled by Landlord through Daniel.

14. Mail and Package Handling

Tenant's mail is delivered to the main property mailbox at 180 Ladybug Lane, Cedar Creek, TX 78612. Tenant should use the Starlink Address Plan format on outgoing mail and when registering for services: Tenant Name, Unit [name] (#[number]), 180 Ladybug Lane, Cedar Creek, TX 78612. Packages are delivered to the main property and held in a designated area; Tenant is responsible for retrieving packages within a reasonable time. Landlord is not responsible for lost or damaged packages but will make reasonable efforts to safeguard them.

15. Right of Entry

Landlord may enter the Unit at reasonable times with at least 24 hours notice for inspection, repairs, or showings, except in case of emergency. Because the property is owner-occupied, Landlord may pass through common areas at any time without notice.

16. Notices

Any notice required under this Agreement (including notices of late rent, lease termination, repairs, or schedule changes) may be delivered by any of the following methods, all of which the parties accept as valid:

• Text message to the phone number on file
• Email to the email address on file
• In-person conversation (where the receiving party acknowledges the notice)
• Written notice delivered to the Unit or main property address

Both parties confirm their phone and email at signing. Tenant agrees to inform Landlord of any change to phone or email within ten (10) days of the change.

17. Termination

Either party may terminate this Agreement with 30 days written notice. Tenant shall return all keys, remove all personal belongings, and leave the Unit in clean condition. Failure to provide proper notice may result in forfeiture of all or part of the security deposit.

18. Severability

If any provision of this Agreement is determined to be invalid, illegal, or unenforceable by a court of competent jurisdiction, the remaining provisions shall remain in full force and effect. The parties shall negotiate in good faith to replace any invalidated provision with one that achieves the original intent to the extent legally permissible.

19. Force Majeure

Neither party shall be liable for any failure or delay in performing their obligations under this Agreement to the extent such failure or delay is caused by circumstances beyond their reasonable control, including but not limited to acts of God, natural disasters, severe weather, fire, flood, pandemic, government action, war, civil unrest, utility outages, or other force majeure events.

20. As-Is Acceptance of Property

Tenant acknowledges that the property at 180 Ladybug Lane is a rustic, owner-occupied multi-unit property with multiple dwelling types (main house, cottage building, RVs, trailers, motor home, tiny home) and is not a luxury rental complex. Tenant accepts the Unit and the property in its current condition, with the understanding that the property has the character, appearance, and amenities of a rural Texas multi-unit setup. Tenant has had the opportunity to inspect the Unit prior to signing and accepts it AS-IS, subject only to Landlord's ongoing obligation to maintain the property in habitable condition under Texas law.

21. Governing Law

This Agreement shall be governed by and construed in accordance with the laws of the State of Texas. Any disputes arising under this Agreement shall be resolved in the courts of Bastrop County, Texas.

22. Entire Agreement

This Agreement (together with any attached exhibits, including the Move-in Condition Checklist) constitutes the entire agreement between the parties and supersedes all prior discussions and agreements regarding this Unit. Any modifications must be in writing and signed by both parties.

1099 Contractor Housing Agreement Template for Unit Starbase (#701), 180 Ladybug Lane, Cedar Creek, TX 78612 · Generated April 9, 2026 · Texas Coliving
walhus@gmail.com · 501-365-1001