Vetta

Terms of Service

Last updated 26 September 2026

In short

This summary is here to help you read the rest of the document. It is not a substitute for it. Where the summary and the numbered sections differ, the numbered sections apply.

1. These terms

1.1 These terms take effect on 26 September 2026. They are the agreement between you and us about your use of Vetta. Please read them before you sign up. They contain a limit on what we are liable for (section 21) and an indemnity that you give to us (section 22). If you were already using Vetta before that date, these terms apply to you 30 days after we email them to you, and the arrangement you had until then continues in the meantime.

1.2 In these terms:

1.3 How you agree to these terms today. You agree to them by creating an account or by using the service. Being straight with you about what that means: the application does not show you these terms or our Privacy Policy anywhere inside it, and it does not ask you to tick a box to accept them. They are published at usevetta.app/terms and usevetta.app/privacy, and that is the only place they appear. Read both before you use Vetta. If you do not agree to them, do not use Vetta. If you are a consumer under Ontario's consumer protection legislation, the absence of an express opportunity to accept or decline gives you rights that this agreement does not take away, and section 20.4 says so.

1.4 Our Privacy Policy explains what we do with personal information. It is part of this agreement. You can read it at usevetta.app/privacy.

2. Who we are and how to reach us

2.1 Vetta is operated by Aeolus Consulting. That is the name this business trades under, and in these terms we, us and our mean that business.

2.2 Write to us at team@aeolusconsulting.ai. Use it for support, billing questions, privacy requests, requests from applicants, brokerage enquiries and formal notices under these terms. We read it and we answer it.

2.3 We do not publish a postal address or a telephone number on this page today. If you need to reach us on paper, for example to serve a formal notice, write to the address above and ask, and we will give you an address to write to. We would rather say that plainly than print something we do not use.

2.4 What that gap means for you. Ontario's consumer protection legislation requires a supplier to give a consumer a telephone number, and the address of the premises the supplier does business from, before the consumer enters an internet agreement. We publish neither. Vetta is sold for business use, as section 4.4 says, so in most cases that legislation will not apply to you. If it does apply to you, then the omission gives you rights we cannot take away by agreement, including a right to cancel, and nothing in these terms limits them. Section 20.4 and section 21.1 say the same thing about the rest of this agreement.

2.5 We are a small operation. That is part of why the service is priced the way it is, and it is why these terms do not promise you a support desk or a response time we cannot keep. Section 19 says what we do commit to.

3. What Vetta does, and what it does not do

3.1 What it does. You create a listing. Each listing gets its own forwarding address. You forward the rental application emails you already receive to that address. When you are ready, you tick the emails you want reviewed and press Process. Vetta then reads the documents, pulls out the figures, checks them against the rent for that listing, and produces a report that ranks each applicant and cites each finding to the document and page it came from. You can share a reduced copy of the report by a link. That link is a long random web address: anyone who holds it can open the report without signing in, we do not record who opens it, it stops working 30 days after it is created, and you can switch it off at any time before that.

3.2 What happens on arrival, and what waits for you. When a message reaches a listing address we store it, store its attachments, and label what arrived so your inbox is useful. Our own rules do most of that labelling by themselves, reading the subject, the sender, the attachment filenames and the start of the message text. Two cases go further, to the AI service named in our Privacy Policy, which runs in the United States:

(a) a message that carries attachments our rules cannot recognise as an application package, which is the ordinary shape of a follow-up such as one extra pay stub; and

(b) an application whose applicant our rules cannot tell apart from the person who forwarded it.

3.2.1 In either of those two cases, what is sent is the listing address, the sender's name and email address, the subject, how many times the message has been forwarded, the attachment filenames, and the first 8,000 characters of the message text. In those two cases we also ask that service what the covering message itself claims about the applicant, where it claims anything: an income figure, a credit score, an employer, and whether an offer is mentioned. Whatever comes back is stored on the email record alongside the label. Those are claims made in an email, not figures read from documents, and the figures read from the documents replace them when you run the analysis.

3.2.2 Nothing else happens on arrival. The documents themselves are not read, no figures are pulled out of them, and no report is produced until you tick the emails you want reviewed and press Process. That is the point at which you instruct us to process that applicant's information.

3.3 Vetta is decision support, not a decision. Vetta ranks and explains. A person, you or the landlord you are acting for, chooses the tenant. Vetta never contacts an applicant, never tells an applicant anything, and never sends an applicant a report or a decision.

3.4 We do not pull credit. We have no relationship with any credit bureau. We do not order credit reports or credit checks. We do not obtain information about an applicant from anyone except you. We do not keep a standing file on any applicant that outlives the report we produced for you. If a report we produce contains credit information, that information came out of a document the applicant gave to you and you forwarded to us.

3.5 Ontario's Consumer Reporting Act. That Act regulates consumer reports used in connection with entering into or renewing a tenancy agreement. Whether it applies to a report Vetta produces is a question we do not ask you to take our view on. You are responsible for meeting your own obligations as a user of tenant screening information, including the notice obligations in section 10 of that Act. Section 6.6 below sets out the ones that catch people most often. If you are unsure, take advice.

3.6 Vetta is not legal advice. Nothing in a report, on our website or in this agreement is legal advice about a tenancy, about human rights law, about privacy law or about anything else. If you need advice, get it from a lawyer or a paralegal.

3.7 Vetta is not a tenancy management system. It is not a place to keep records of your tenants after they move in. See section 9.

4. Your account

4.1 You need an account to use Vetta. Give us accurate information when you sign up and keep it up to date, in particular your email address, because that is where we send notices.

4.2 Keep your password to yourself. You are responsible for everything that happens under your account, including anything done by people you give access to.

4.3 Tell us as soon as you can if you think someone has got into your account.

4.4 Accounts are for business use. Vetta is sold to leasing agents, brokerages, property managers and landlords for screening applications for properties they let or manage. If you are opening an account for anything other than a property you let or manage, tell us before you subscribe. Section 2.4 explains why that matters.

4.5 You must be at least 18 years old and able to enter into a contract.

5. The documents you send us belong to other people

This is the most important section in this agreement. Please read it carefully.

5.1 When you forward a rental application to Vetta, you are sending us another person's personal information. In most cases it is highly sensitive: pay stubs, bank statements, employment letters, government identification, and credit reports the applicant obtained and gave to you. It often also names other people, such as previous landlords, references, employers and emergency contacts.

5.2 The applicant did not sign up for Vetta. They have no account with us and no relationship with us. You decided to collect their documents and you decided to send them to us. Under Canadian privacy law, including PIPEDA, you are the organization accountable for that collection and for that decision.

5.3 For every application you send us, you confirm that all of the following are true:

(a) You collected the documents in order to assess an application for a tenancy that you are letting or managing.

(b) The applicant knows their documents were collected for that purpose and has consented to it.

(c) Before or at the time you collected the documents, you told the applicant that Vetta, a service operated by Aeolus Consulting, would read them in order to help you assess the application, and you gave them the address usevetta.app/privacy. The applicant consented to that. Because the documents are sensitive, that consent should be express, and in writing where you can get it in writing. Naming us matters: an applicant who is told only that "a service provider" will read their bank statements cannot find out who holds them or ask us for a copy.

(d) You are allowed to send the documents to us for that purpose, and nothing you agreed with the applicant or with anyone else prevents it.

(e) You will use the report only to assess the tenancy the documents were collected for, and for nothing else.

(f) You will not send us documents you obtained without authority, documents about a person who is not an applicant for that listing, or documents collected for a different purpose.

5.4 We rely on what you tell us in section 5.3. We do not contact applicants, we do not ask them for consent, and we cannot verify your consent chain for you. Where our reading of an application form shows that it is not signed, we flag that on your report. Treat that flag as a question about your own authority to have sent us the package, not only as a gap in the applicant's file, and resolve it before you rely on the report. If you have not obtained consent, do not use Vetta.

5.5 Please do not send us Social Insurance Numbers. You do not need a SIN to screen a tenant and we do not want one. If a SIN appears in a document you forward, Vetta detects it and removes it from your copy of the report and from the copy you share, and it is not used in any assessment. That is a safety net, not a licence to send one. The document you forwarded still sits in our storage with the number in it until it expires on the clock in section 8.3, so the safest thing is still not to send one.

5.6 Applicants can write to us directly at team@aeolusconsulting.ai to ask what information about them we hold, to ask for a correction, or to ask us to delete it. We will respond within 30 days, as our Privacy Policy sets out. Some of those requests we can only answer with your help, because it was your decision to collect the information and we hold it on your instructions. If we ask you for information or an instruction we need in order to answer an applicant, you will give it to us within five business days. If you do not, we will answer the applicant with what we hold, tell them that we asked you and did not hear back, and give them your contact details so they can take it up with you directly.

5.7 If you tell us that an applicant has withdrawn their consent, or asks that their information be deleted, we will act on your instruction and delete our copy, subject to the limits in section 8.5.

6. Screening law, and who makes the decision

6.1 You choose the tenant. Vetta produces a ranked report with a band for each applicant: Shortlist, Consider or Decline, or a Needs review label where nothing could be read. Those bands are produced by our software, not by a person at Vetta, from fixed numeric thresholds that are the same for everyone. Three situations set the label whatever the points say: a file where a document was mechanically shown to be fabricated is scored 1 out of 10 and therefore labelled Decline; a file held back because unpaid collections reach $1,000 is labelled Decline; and a file nothing could be read from is labelled Needs review and given no band and no score at all. A band is a reading of documents. It is not a recommendation about a person and it is not an instruction. The decision is made by you or by the landlord you act for, and it is made outside Vetta.

6.2 You are responsible for complying with the law that governs tenant selection where you operate. In Ontario that includes the Human Rights Code and Ontario Regulation 290/98. Among other things, that regulation means:

(a) You may ask for income information only if you also ask for credit references or rental history information, or both.

(b) You may consider income information only together with that other information, and not on its own.

(c) Nothing in that regulation allows you to refuse accommodation to anyone on a ground protected by the Human Rights Code.

6.3 What the score uses, and what each part is worth. Vetta scores a file out of 105 points, on these factors and no others:

What is scoredPoints
The income the documents show30
The credit information the applicant supplied25
Savings and funds available25
How long the current employment has lasted15
The rent as a percentage of the income shown5
The terms of any offer5
Total105

No ground protected by the Human Rights Code is an input to that score, and no field for one exists in the figures the score is computed from. The points are then converted to a figure out of 10, and section 6.1's fixed cuts turn that figure into a band.

6.3.1 A gap counts as uncertainty, and it is not free. Where the documents say nothing either way about one of those factors, that factor is scored at one third of its weight rather than at zero. Silence counts as uncertainty and never as failure. But a document that is read and found weak is scored on what it shows, and on four of these factors a weak document can score below the one third an absent one is given, so supplying a poor credit report, a thin bank statement, a short tenure or a high rent-to-income figure can cost points against saying nothing. A gap also still costs something against an applicant who supplied that document. An applicant with no credit file scores 8.33 of the 25 credit points rather than 25, so a missing bureau file costs up to 16.67 of the 105 points. We would rather tell you that than tell you a gap is free.

6.4 The rent to income figure. Please read this twice.

6.4.1 Vetta works out the rent as a percentage of the income in the documents, prints that figure in the report, and scores it. The score gives that figure 5 of the 105 points, on fixed steps: 5 points where the rent is 30 percent or less of the income, 3 points at 35 percent or less, 1 point at 40 percent or less, and none above that. Those 5 points go into the total that produces the band a landlord acts on. So a band already carries a rent to income judgement inside it.

6.4.2 We are telling you that because it is the part of our method Ontario law is most critical of, and you are entitled to know it is in there. It is a limit on what a band is worth. It is not a licence to add a threshold of your own.

6.4.3 You must not use the rent to income figure, or any minimum income rule, as a cut off. Ontario's Board of Inquiry declared in Kearney v. Bramalea Ltd. that rent to income ratios and minimum income criteria breach the Human Rights Code, whether they are used on their own or alongside other selection criteria, and held in Vander Schaaf v. M & R Property Management that letting a landlord obtain income information does not let the landlord apply a ratio to it. The Ontario Human Rights Commission takes the same position about minimum income rules. Ontario Regulation 290/98 lets you consider income information alongside credit references and rental history. It does not let you apply a ratio to it. The reason is that a ratio falls unevenly on people the Code protects, whatever the intention behind it. If you set one, that is your decision and your liability.

6.4.4 One line in the report today. Where the rent is 33 percent or less of the income in the documents, an applicant's card can print a strength saying that the file sits inside a 33 percent guideline commonly applied. That line reports what some landlords do. It is not our advice to you, it is not a standard we ask you to apply, and it is not permission to set a cut off. Do not treat it as a threshold you may use.

6.5 A score that uses no protected ground can still produce an effect the Code treats as discrimination. Be plain with yourself about two things our method does, on top of the ratio in section 6.4. It gives more weight to income it can recompute from pay stubs than to the same income stated in a letter, and it scores how long the applicant has been with their current employer. An applicant whose income is a benefit, a pension, self-employment or anything else that does not produce pay stubs, or who has recently returned to work, can score lower than someone with identical money coming in. Assess each applicant individually, and be able to explain your decision on its own facts. You should not treat a band as evidence that a screening decision complies with the Code.

6.6 If you turn someone down. Section 10(7) of Ontario's Consumer Reporting Act applies to anyone who denies a benefit to a person wholly or partly because of information received from someone else, whether or not that someone else is a registered consumer reporting agency. If a Vetta report is part of why you declined an applicant, you must tell that applicant, at the time you give them your decision, that information from another source was part of it. Your notice must also tell them, in the notice itself, that they can ask you for the nature and source of that information, and that they have 60 days from your notice in which to ask. If they ask within that time, you must tell them. Section 10(6) requires that notice to be in bold type or underlined, in at least 10 point type. Section 10(2) separately requires written notice to the applicant before a consumer report is requested about them, and section 10(1) means that if an applicant asks you in writing whether a report about them was used, you must answer and name the agency. Whether a Vetta report is a consumer report is the open question in section 3.5, so take advice rather than assume it is not. We do not send any of these notices for you, and we never contact applicants. Sending them is your job.

6.7 You are responsible for your screening decisions and for being able to explain them. Vetta's thresholds are fixed and reproducible, and the report cites its findings, so that you can show your work. That is the point of the design.

6.8 If you use Vetta outside Ontario, you are responsible for the equivalent rules in that province or territory.

7. What the report is, and how to use it

7.1 A report is a reading of the documents you sent. It is not a verification of them. Vetta does not authenticate documents, does not contact employers, landlords or banks to confirm what a document says, and does not promise to detect a forged, altered or fabricated document. Some checks in the report are aimed at inconsistencies of that kind, and they catch some things, but they are not a guarantee.

7.2 Vetta can be wrong. Software that reads scanned documents can misread a figure, misattribute one, or miss one. That is why every finding in a report is cited to the document and the page it came from. Before you rely on a figure, open the cited document and check it. A figure that appears only in a summary paragraph, or in the short list of strengths on an applicant's card, carries no citation of its own, so check those against the documents too. Those strengths appear in the copy you share with a landlord as well. Do not treat a figure as verified simply because it appears in a report.

7.3 Where Vetta cannot stand behind a finding, your own copy marks it as one that could not be verified, and the copy you share leaves it out altogether rather than softening it. The shared copy says how many findings were held back, without saying what they were. That rule runs on findings. The strengths described in section 7.2 are not findings, they are not held back, and they reach the landlord's copy uncited.

7.4 The report is yours to use for the tenancy it was produced for. It is not a credit report, a background check, a criminal record check or a tenancy history search, and it should not be described to anyone as one.

7.5 If an applicant tells you a figure in a report is wrong, check the underlying document. If the report misread it, tell us and we will correct our copy and, where we can, produce a corrected report for you. A link you have already shared shows the version it was created against, so a correction does not change what a landlord has already seen. Our Privacy Policy explains how correction requests work.

8. How we handle what you send us

8.1 We process application materials only to provide the service to you, on your instructions, and for no other purpose. We do not sell personal information. We do not use application materials to build products, to train models, or to market anything to anyone.

8.2 We use service providers to run Vetta. They are named in our Privacy Policy, together with what each one receives and where it is. As things stand today, documents and reports are stored in Canada, and both the labelling described in section 3.2 and the reading of the documents are done by a model service running in the United States. We may change providers and regions, and we reserve the right to do so. If we make a change that matters we will update the Privacy Policy and tell you. Do not tell an applicant that their documents never leave Canada, because that is not true today and we are not promising it for the future.

8.3 We keep application materials for a limited time and then delete them automatically. As things stand today: documents, reports and the record of the email they arrived in are deleted 30 days after intake; the raw forwarded email as it arrived, attachments included, is deleted after 90 days; a record of which job you ran and when is kept for 90 days and holds identifiers rather than names; and a link you share expires 30 days after it is created and can be switched off by you at any time before that. Records we need for billing and accounting are kept longer. Our Privacy Policy sets out the full list. Where an applicant or a regulator has made a request about particular information, we hold that information out of the schedule above until the request and any challenge to our answer are finished. Holding information out means moving a copy of it somewhere the timers do not reach, and a person does that by hand, so the sooner you tell us the better. The timers themselves are not exact to the minute: our database sweeps expired records on its own schedule, so a record can outlive its date by up to about two days before it is erased. A shared link is the exception: the page checks its expiry on every view and refuses an expired one.

8.4 You can ask us to delete a listing and everything under it before the retention period runs out, and we will do it. That covers the documents, the reports, the share links and the records that describe them. Your organization record and your listing rows are your business records, they hold no applicant documents, and we remove those by hand, so ask us and we will tell you when it is done. Write to us at the address in section 2.2.

8.5 Deletion is not instant and it is not absolute. Copies can survive for a short period in routine backups and in ordinary system versioning until those roll off on their own schedule. We do not restore data from a backup in order to retrieve something you asked us to delete.

8.6 We use reasonable technical and organizational measures to protect what you send us, and our Privacy Policy describes the ones we actually use, including encryption in transit, encryption at rest with a key we manage, separation of each customer's data which our application checks on every request, and short retention. One limit belongs here rather than in a footnote: the copy you share with a landlord opens without a sign-in, so anyone who holds the link can read it, and nothing records who opened it. We built it that way so the landlord deciding on the tenancy does not need an account. We do not guarantee that the service is secure against every possible attack, because no one can honestly make that promise.

8.7 If we become aware of a breach of security safeguards affecting application materials you sent us, we will tell you without undue delay, and we will give you the information we have that you reasonably need in order to meet your own obligations. To be plain about how we would come to know: we run no automated system that watches for unauthorised access, so we would learn of a breach from a provider's notice, from an alarm on our own systems, or from you. That is why the measures above and the short retention matter more to us than a promise about what happens afterwards. Deciding whether to notify an applicant or a regulator about a breach of your data is your decision to make, because you are the accountable organization, and we will help you make it.

8.8 If someone with legal authority compels us to disclose information, we will not respond unless we are required to, and we will tell you before we disclose anything unless we are legally prohibited from telling you.

9. Acceptable use

9.1 You must not use Vetta to do any of the following:

(a) Send us documents you obtained without authority, or documents about someone who did not apply to rent the listing you sent them under.

(b) Build, feed or contribute to any shared list of tenants, blacklist or "bad tenant" database, whether it is yours or someone else's.

(c) Sell, resell, publish or otherwise distribute reports outside your own screening of the tenancy the documents were collected for. Sharing a report with the landlord, the owner or your colleagues who are working on that tenancy is fine, and it is what the share link is for.

(d) Monitor or investigate a person after they move in, or for any purpose other than assessing their application.

(e) Try to identify a person from data that does not name them, scrape the service, or try to reach another customer's data.

(f) Break or test the security of the service, interfere with it, or put load on it that is not ordinary use.

(g) Copy, decompile or reverse engineer the service, or use it to build a competing product.

(h) Break any law, or help anyone else break one.

9.2 Do not share one account between people who should have their own access, and do not give your login to anyone outside your organization.

9.3 If you become aware that someone is using your account to do any of the above, stop it and tell us.

9.4 You are responsible for how anyone you send a report link to uses it. Before you send one, satisfy yourself that the person receiving it needs the report in order to decide on this tenancy, that they will use it for nothing else, and that they will pass it to nobody else. A link cannot tell us who opened it, so this is a judgement only you can make.

10. Plans, prices and tax

10.1 Our plans are as follows. All prices are in Canadian dollars, per month, and do not include tax.

10.2 Brokerage terms, including pooled volume across a team and annual arrangements, are agreed individually. Write to us at the address in section 2.2.

10.3 Applicable Canadian sales tax is added to the amounts above. If you are outside Canada, Stripe may show and charge these prices converted into your local currency.

10.4 The plan details shown on our pricing page and at checkout when you subscribe are the ones that apply to you. If anything above ever differs from what you saw at checkout, what you saw at checkout governs for your subscription.

10.5 Every organization also has a free allowance of 15 applicant reviews, and no payment details are needed to use it. Section 13 says how it works.

11. What counts as an analysis

11.1 One analysis is one applicant's completed review.

11.2 The following never count, and are never charged:

11.3 Your included volume resets with each billing period. It does not roll over.

11.4 Your billing page shows the analyses recorded for the current calendar month and in total. Your invoice follows your subscription billing dates, which usually start on a different day of the month, so the two counts will not match exactly. Your Stripe invoice is the record of what you owe.

12. Payment, renewal and plan changes

12.1 Payments are handled by Stripe. Our Stripe account uses Stripe Managed Payments, which means Stripe is the merchant of record for your subscription and collects the applicable sales tax. Stripe provides this through Link, so your receipts and invoices come from Link rather than from us, and the charge may appear on your card statement as LINK.COM followed by our name rather than as Vetta. Your card details go to Stripe directly. They never reach our servers and we never see your full card number.

12.2 Your monthly plan fee is charged at the start of each billing period. Analyses above your included volume are charged at the end of the billing period in which they were completed.

12.3 Your subscription renews automatically each month until you cancel it. There is no minimum term.

12.4 You can see your invoices and receipts, update your card, and cancel, from Manage billing & invoices on your Billing page. Link may also let you manage the subscription from its own site.

12.5 To change plan, choose the plan you want on your Billing page. If that page ever tells you the change cannot be made there, write to us at the address in section 2.2 and we will make it for you. A change takes effect at the start of your next billing period. We do not adjust the price part way through a period, so the period you are in is billed on the plan you started it on, at that plan's included volume and rates. If you are on a free trial, a change sets the plan the trial becomes when it ends.

12.6 You cannot change plan while a cancellation is scheduled. Withdraw the cancellation first, from Manage billing & invoices, then choose a plan.

12.7 If a payment fails, we will let Stripe retry it. Access does not stop the moment a renewal fails: there is a short grace of a few hours while Stripe tries to collect. After that your plan no longer covers new reviews. Your workspace stays open and applications forwarded to your listing addresses still arrive and are handled as section 3.2 describes, but applicants are reviewed only from whatever part of the free allowance in section 13.5 you have not used. Resolve the payment from your Billing page. A workspace can still be paused, for example when a payment is disputed or refunded. While it is paused, applications forwarded to your listing addresses are refused before we read them. Nothing in them is opened, no attachments are pulled out, and no labelling happens, so none of what section 3.2 describes takes place. The message itself is still stored as it arrived, because our mail provider writes it to storage before our own code sees it. That copy holds every attachment and it is kept on the 90 day clock in section 8.3. So a paused workspace does not mean nothing was stored, and it does mean that if you resolve the payment inside that window we can usually bring those applications in.

13. Free trials, and the free allowance

13.1 We grant a free trial to a particular account, in a conversation with you. It is separate from the free allowance in section 13.5, which every organization has.

13.2 If you have been granted one, your Billing page tells you how many free days you have before you enter your card. Nothing is charged on the day you enter it. Your first invoice is issued when the free days end. You can cancel from your Billing page at any time before then and you will not be charged.

13.3 A free trial is granted once per customer. Cancelling during a trial and then subscribing again does not start a new one.

13.4 If you do not convert a trial, your workspace goes back to whatever part of the free allowance in section 13.5 you have not used, and the data in it expires on the ordinary retention clock in section 8.3. If you want it deleted sooner, ask us.

13.5 The free allowance. Every organization's first 15 applicants sent for review are free. The allowance is given once. It has no time limit and it does not reset. You do not need to give us payment details to use it: you are asked for them only when you choose a plan. An applicant whose review was completed while you were on a plan or a free trial is covered by that plan or trial and does not use the allowance. While your workspace is paused as section 12.7 describes, for example after a payment is disputed or refunded, you cannot use the allowance.

13.6 The allowance counts applicants sent for review, not the analyses described in section 11. An applicant is counted once for a listing and the set of documents sent with them, so re-running an applicant already counted is free, while the same person sent for review again with different documents, or for another listing, is counted again. A review that fails still counts as one of the 15, and running it again is free.

13.7 When the 15 are used, applications forwarded to your listing addresses still arrive in your inbox, and you choose a plan to have them reviewed. Any part of the allowance you have not used does not carry into a plan: it is not added to the volume the plan includes.

13.8 We may change or end the free allowance, but only for the part of it you have not yet used.

14. Cancelling, and refunds

14.1 Cancelling. You can cancel at any time, yourself, from Manage billing & invoices on your Billing page. You do not have to email anyone and you do not have to ask permission. One exception. While a plan change you asked for is still waiting to take effect, Stripe will not accept a cancellation on that subscription. Wait for the change to land at your next billing date and then cancel, or write to us and we will cancel it for you.

14.2 Cancellation takes effect at the end of the period you have already paid for. You keep access until then. We do not charge you again after that. Any analyses you have already used above your included volume are still charged on the final invoice.

14.3 Our refund policy. We want brokerages to be able to try this without risk, so:

(a) First month. If Vetta is not right for you, tell us within 30 days of your first paid invoice and we will refund that invoice in full, including any overage on it. You do not have to explain why.

(b) Billed in error. If we charged you for something you should not have been charged for, including analyses that should not have counted under section 11, we will refund it.

(c) If we end it. If we end your subscription and you were not in breach of these terms, we will refund the unused part of the period you paid for, calculated pro rata.

(d) Otherwise. Outside those cases we do not refund the part of a month you have already started, because the plan fee pays for a month of access and the overage pays for analyses we have already completed and delivered to you. Cancelling stops the next charge.

14.4 To ask for a refund, write to team@aeolusconsulting.ai from the email address on your account and say which invoice it is about. We will tell you our answer within 10 business days. If we approve it, the refund goes back to the card you paid with, through Stripe. How long it then takes to appear is up to your card issuer, and is usually a few business days. Any refund, including one Link issues under section 14.5, pauses your workspace as section 12.7 describes.

14.5 You can also ask Link for a refund directly, through the support link on your receipt. Because Stripe is the merchant of record, Link can issue some refunds itself without asking us.

14.6 Nothing in this section takes away a right to a refund that consumer protection law gives you and that cannot be given up.

15. Price changes

15.1 We can change our prices, our included volumes and our overage rates.

15.2 If a change affects your subscription, we will email the address on your account at least 30 days before it takes effect. The new price applies from the start of your first billing period that begins after those 30 days.

15.3 If you do not want to pay the new price, cancel before it takes effect. You will not be charged the new price.

16. Your content, and the licence you give us

16.1 You keep everything you send us. The application materials and the reports produced from them are yours, and we claim no ownership of them.

16.2 You give us a limited licence to store, copy, process and analyse application materials, and to produce, store and display reports from them, only in order to provide the service to you, and only for as long as we hold the material under section 8.3. The licence ends when the material is deleted. It does not let us use your material for any other purpose, it is not perpetual, and it does not let us use your name, your brokerage's name or your material in marketing.

16.3 That narrowness is deliberate. Most of what you send us is a stranger's bank statement, and no applicant agreed to anything wider.

16.4 You may of course tell people you use Vetta, and we will ask before we say that you do.

17. Our materials

17.1 The service, the software behind it, the way reports are laid out and the Vetta name and marks belong to us. These terms give you the right to use the service, and nothing else.

17.2 If you send us feedback or a suggestion, we may use it to improve the service without owing you anything for it. You do not have to send us feedback.

18. Confidentiality

18.1 Each of us may learn confidential information about the other. Application materials and reports are your confidential information. Non-public information about how the service works, about pricing agreed individually, and about our systems is ours.

18.2 Each of us will keep the other's confidential information confidential, use it only for the purpose of this agreement, and protect it with at least reasonable care. This does not apply to information that is public through no fault of the receiver, that the receiver already had, or that the receiver developed independently.

18.3 Either of us may disclose the other's confidential information if the law requires it, after telling the other first where we are allowed to.

19. Availability and support

19.1 We aim to keep Vetta running and to answer you quickly.

19.2 We do not offer a service level agreement or an uptime commitment, and this agreement does not contain one. Apart from the response times we do commit to, on refunds in section 14.4 and on privacy requests in our Privacy Policy, we do not promise a response time. We would rather tell you that than write a promise we cannot keep. If you need a contractual availability or support commitment, talk to us about a brokerage arrangement before you subscribe.

19.3 We may change how the service works, add things and remove things. If we remove something you rely on, or make a change that significantly reduces the service, we will tell you by email before it happens where we reasonably can.

19.4 We may need to take the service down for maintenance. We will try to do it outside business hours.

20. Our promise about the service, and what we do not promise

20.1 We promise to provide the service with reasonable skill and care.

20.2 If you are a consumer. This section 20.2 comes first because it changes what follows. If you are a consumer under Ontario's consumer protection legislation, section 20.3 does not apply to you and neither does section 21. For a consumer we disclaim no implied or deemed condition or warranty, including the deemed warranty that services are of a reasonably acceptable quality, and we place no limit on the amount of any claim for breach of one. Everything else in these terms still applies to you.

20.3 Subject to section 20.2, and beyond the promise in 20.1 and anything else in this agreement, and to the extent the law allows, we do not make other warranties about the service, whether stated or implied. In particular we do not promise that the service will be uninterrupted or error free, that it will find every problem in a set of documents, that a figure it reads will always be right, that a document it accepts is genuine, or that using it will produce any particular result for your business.

20.4 Nothing in sections 1.3, 2.4, 20, 21 or anywhere else in this agreement takes away or limits any right you have under consumer protection law or any other law that cannot be given up by agreement.

21. Limit on liability

21.1 If you are a consumer. This section does not apply to you if you are a consumer under Ontario's consumer protection legislation. For a consumer there is no cap on what we can owe and no category of loss is excluded.

21.2 For everyone else, neither of us is liable to the other for indirect, incidental, special, consequential or punitive damages, or for lost profits, lost revenue, lost business or lost goodwill, even if we were told they were possible.

21.3 There is also a cap on what we can owe you. Added together, our total liability for all claims relating to this agreement or the service is limited to the amount you paid for the service in the 12 months before the event that caused the claim, whether you paid it to us or to Stripe or Link on our behalf.

21.4 The limits in 21.2 and 21.3 do not apply to:

(a) fraud or fraudulent misrepresentation;

(b) wilful misconduct or gross negligence;

(c) death or personal injury caused by negligence;

(d) your obligation to pay amounts you owe us;

(e) your obligations under section 22; or

(f) any liability that cannot be limited or excluded under applicable law.

21.5 These limits reflect what you pay for the service and how it is meant to be used. Vetta is decision support. You make the screening decision, you can check every finding against the document it is cited to, and section 7 explains why you should.

22. Your indemnity

22.1 If someone else brings a claim against us because of one of the things listed below, you will defend us against it. You will also pay the damages, losses and reasonable legal costs a court finally awards, or that are agreed in a settlement. This applies where the claim arises out of:

(a) your collection, use or disclosure of an applicant's personal information, including any failure to obtain the consent or give the notice described in section 5;

(b) a decision you made about a tenancy, including a complaint under human rights or tenancy legislation;

(c) your breach of section 5, section 6 or section 9; or

(d) your use of a report for anything other than the tenancy it was produced for.

22.2 We will tell you promptly about any claim we want you to cover, let you control the defence, and help you with it at your expense. You will not settle a claim in a way that admits fault on our part or requires us to do anything, without our agreement.

22.3 This section does not apply to the extent the claim is caused by our breach of this agreement, our negligence, our gross negligence or our wilful misconduct.

23. Suspension, and ending this agreement

23.1 You can end it at any time by cancelling, as described in section 14.

23.2 We can suspend your account immediately if you do not pay, if we reasonably believe your use is unlawful or breaches section 5 or section 9, or if your use is threatening the security or stability of the service. We will tell you why, and we will lift the suspension as soon as the reason for it is resolved.

23.3 We can end this agreement if you materially breach it and do not fix the breach within 14 days of us telling you about it in writing. We can end it immediately, with notice, if the breach cannot be fixed or if continuing would expose us or an applicant to real harm.

23.4 We can also end this agreement for any other reason on 30 days' notice by email. If we do that and you were not in breach, we will refund the unused part of the period you paid for, calculated pro rata.

23.5 What happens to your data. When this agreement ends, your access to the workspace ends. The retention periods in section 8.3 keep running, so application materials and reports expire and are deleted on their ordinary clock. Share links you created stop working when they expire, and you can switch them off before then. If you want your data deleted sooner than the clock would delete it, write to us and we will do it, subject to sections 8.4 and 8.5. Export what you need before you cancel. We do not have an export feature, so save or print anything you want to keep while you can still open it.

23.6 Sections that are meant to survive the end of this agreement do survive it: sections 1, 5, 6, 7, 8, 9, 14.2, 16, 17, 18, 20, 21, 22, 23.5, 25 and 26, and any amount you owe us.

24. Changes to these terms

24.1 We may change these terms.

24.2 If a change is material, we will tell you by email to the address on your account at least 30 days before it takes effect, and we will update the date at the top of this page. Continuing to use the service after the change takes effect means you accept it. If you do not accept it, cancel before it takes effect.

24.3 For changes that are not material, such as fixing a typo or making something clearer, we will update the date at the top of this page.

24.4 We will not use this section to change what we do with information you have already sent us in a way that goes beyond what you and your applicants agreed to. If we ever want to use personal information for a genuinely new purpose, we will ask first.

25. Governing law, and where disputes go

25.1 This agreement is governed by the laws of the Province of Ontario and the laws of Canada that apply in Ontario.

25.2 The courts of Ontario have jurisdiction over any dispute arising out of this agreement, and we each agree to those courts. We are not asking you to litigate in another country.

25.3 There is no mandatory arbitration in this agreement, and there is no class action waiver. Nothing here prevents you from starting a proceeding in the Superior Court of Justice or from joining a class proceeding if the law gives you that right.

25.4 Before going to court, please write to us and try to sort it out. Most problems can be fixed by an email. We will do the same.

26. General

26.1 Notices. We send notices to the email address on your account, and they take effect when sent. You send notices to team@aeolusconsulting.ai, and they take effect when we acknowledge them or one business day after they are sent, whichever is earlier. Keep your account email address current.

26.2 Emails we send you. The service sends two: a notification when a report is ready, and a notification when a landlord records a decision on a link you shared. Our sign-in provider sends your verification and password reset messages. Stripe and Link send your invoices and receipts. We will also email you about your account when we have to, for example a change to our prices, a change to these terms or to our Privacy Policy, a change to the service, or a reply to something you wrote to us. These come with the service and they are not marketing. If you would rather not receive the report ready notice or the decision notice, write to us and we will turn them off for your account. We do not send marketing email. If we ever start, we will ask you first, and every message will carry a working unsubscribe link and our contact details.

26.3 Assignment. You cannot transfer this agreement without our written agreement, which we will not unreasonably withhold. We can transfer it to a buyer of our business or our assets, and we will tell you if we do.

26.4 Subcontractors. We use service providers to run Vetta, as described in section 8.2 and in our Privacy Policy. We remain responsible to you for the service.

26.5 Force majeure. Neither of us is liable for a failure to perform caused by something genuinely outside our control, such as a network or cloud provider outage, a natural disaster, a labour dispute or an act of government. This does not excuse a failure to pay.

26.6 Severability. If a court finds part of this agreement unenforceable, the rest of it still applies, and that part applies to the fullest extent it can.

26.7 No waiver. If we do not enforce something straight away, we have not given up the right to enforce it later.

26.8 Entire agreement. These terms and our Privacy Policy are the whole agreement between us about the service, and they replace anything said before. The payment itself is also governed by the terms Stripe and Link present to you at checkout, which cover the transaction rather than the service. If we have signed a separate written agreement with you, for example a brokerage arrangement, that agreement governs where it conflicts with these terms.

26.9 No third party rights. No one other than you and us has rights under this agreement. Applicants are not parties to it. That is not a statement about what applicants are owed under privacy law, which is set out in our Privacy Policy.

26.10 Relationship. We are independent of each other. This agreement does not make either of us the other's agent, partner or employee.

Parts of these terms are adapted from the Basecamp open-source policies by 37signals LLC, used under CC BY 4.0, and have been modified for Vetta by Aeolus Consulting.

Adapted from the Basecamp open-source policies / CC BY 4.0

Portions adapted from the Common Paper Cloud Service Agreement, Version 1.0, by Common Paper, used under CC BY 4.0 and modified.

Portions adapted from the Stripe Shop Terms of Use, used under CC BY 4.0 and modified.