These Terms of Service ("Terms") are a binding agreement between you and Wroomly LLC, a Michigan limited liability company ("Wroomly," "we," "us"), governing your use of wroomly.app and related services (the "Service").
Please read Section 16 carefully. It requires most disputes to be resolved by individual arbitration and waives your right to a jury trial and to participate in a class action. You may opt out within 30 days.
By clicking "I agree," creating an account, or using the Service, you accept these Terms. If you do not agree, do not use the Service.
Wroomly is not affiliated with, endorsed by, or sponsored by the University of Michigan.
1. What Wroomly is — and what it is not
Wroomly is a listings platform. We are a venue where people who have housing to offer and people looking for housing can find each other.
- We are not a party to any rental, lease, sublease, or roommate agreement. Any agreement you reach with another user is solely between you and that user. We are not a landlord, tenant, subtenant, broker, real estate agent, property manager, or agent of any user.
- We do not own, manage, inspect, or control any property listed on the Service.
- We do not handle money. Wroomly does not collect, hold, escrow, transfer, or refund rent, deposits, application fees, or any other funds. Every payment between users happens entirely outside the Service and entirely at your own risk.
- We are not a party to your negotiations and do not supervise, direct, or control any interaction between users.
- We do not provide legal, financial, tax, or real estate advice. Lease and sublease terms have legal consequences. Consult a lawyer, and check whether your lease permits subletting before you list or rent.
Some listings are posted by property management companies rather than students. Wroomly is not their agent and does not guarantee their listings, availability, pricing, or conduct.
You are solely responsible for evaluating any listing, any person, and any agreement you enter into.
2. Eligibility
To use the Service you must:
- be at least 18 years old and able to form a binding contract;
- provide accurate registration information and keep it current;
- not be barred from using the Service under the laws of the United States or Michigan; and
- not have been previously removed from the Service.
If you use the Service on behalf of an organization, you represent that you are authorized to bind it, and "you" includes that organization.
3. Your account and the blue check
You are responsible for your account, your password, and all activity under it. Keep your password confidential and notify us immediately at delghu@umich.edu of any unauthorized use.
The "verified student" blue check has a specific and limited meaning. It means only that someone signed in with a university Google account at the time of verification. It is not a background check, identity check, credit check, criminal-records check, or endorsement of that person's honesty, reliability, or the accuracy of their listing. A verified user can still be dishonest. Do not treat any badge on the Service as a substitute for your own due diligence.
You may not transfer or sell your account, or create an account using another person's identity.
4. AI features
The Service uses artificial intelligence in two places:
- Listing autofill — you may upload a screenshot of an existing post and our AI will extract details to pre-fill your listing.
- Wroomly Match — an AI concierge that interprets what you describe and emails you ranked listings.
AI output can be inaccurate or incomplete. You remain fully responsible for the accuracy of any listing you publish, including details the AI filled in — review before publishing. Match results are convenience suggestions ranked by software; they are not advice, not a recommendation, and not a representation that any listing is genuine, available, suitable, or lawful. We make no warranty about AI output. Do not submit sensitive personal information to these features.
5. Listings and user content
5.1 Your content stays yours
You retain ownership of everything you post — text, photographs, and other material ("User Content").
5.2 The license you give us
You grant Wroomly a worldwide, non-exclusive, royalty-free, sublicensable license to host, store, reproduce, adapt (for formatting and display), publish, publicly display, and distribute your User Content solely to operate, promote, and improve the Service. This license ends when you delete the content, except that (a) we may retain copies in backups for a commercially reasonable period, and (b) content shared with other users may persist in their copies.
5.3 Your promises about your content
By posting, you represent and warrant that:
- the content is accurate and not misleading;
- you own it or have the right to post it — in particular, you took the photographs or have permission to use them;
- you have the legal right to offer the property, including any required landlord consent to sublet; and
- the content does not violate any law or these Terms.
5.4 Our right to remove content
We may remove or refuse any listing or content, and suspend or terminate any account, at our discretion, with or without notice. We are not obligated to monitor User Content, and any monitoring we choose to perform does not create a duty to monitor.
6. Fair housing — this one is not optional
Federal, Michigan, and Ann Arbor law prohibit housing advertisements that state or indicate a preference, limitation, or discrimination based on a protected characteristic.
Under the federal Fair Housing Act these include race, color, religion, sex, national origin, familial status, and disability. Michigan's Elliott-Larsen Civil Rights Act adds age, marital status, sexual orientation, gender identity or expression, height, and weight. Ann Arbor's ordinance further protects source of income, including housing vouchers.
You may not post any listing, profile, or message on Wroomly — or ask Wroomly Match to filter for — any preference, limitation, or exclusion based on these characteristics. This applies even where you believe an exemption might cover your particular living situation. Prohibited examples include "no kids," "Christians preferred," "students only," "no Section 8," "young professionals," "must be female," and "English speakers only."
Describe the property and the terms — bedrooms, rent, dates, amenities, parking, quiet hours, smoking, pets — not the kind of person you want.
We remove violating content and may permanently ban accounts that post it. We may report violations to the Fair Housing Center of Southeast & Mid Michigan, HUD, or the Michigan Department of Civil Rights.
7. Prohibited conduct
You agree not to:
- post false, fraudulent, or misleading listings, including listings for property you do not control or photographs you did not take;
- post content that violates fair housing law (Section 6);
- request or solicit payment by wire transfer, gift cards, cryptocurrency, or any irreversible method;
- harass, threaten, defame, stalk, or intimidate any person;
- post content that is obscene, hateful, or that promotes violence or illegal activity;
- impersonate any person or entity, or misrepresent your affiliation;
- collect or harvest other users' information, including by scraping, crawling, or automated means;
- use the Service to send spam or unsolicited commercial messages;
- introduce malware or attempt to gain unauthorized access to the Service or any account;
- interfere with or place unreasonable load on the Service's infrastructure;
- reverse engineer or copy any part of the Service except as permitted by law;
- use the Service for any purpose other than finding, offering, or discussing housing;
- circumvent any enforcement action we take against you.
8. Interactions between users — your risk
You are solely responsible for your interactions with other users. We do not screen, interview, background-check, or vet users or listings, and we do not verify the accuracy of listing information, the condition or legality of any property, or any person's identity beyond the limited university sign-in described in Section 3.
Exercise caution: view a property in person or by live video before paying anything; verify that the person offering it has the right to do so; refuse deposits by irreversible payment methods; never share financial credentials.
Release. To the fullest extent permitted by law, you release Wroomly, its members, managers, employees, and agents from any claims, demands, damages, or losses of every kind arising out of or connected with any dispute, interaction, transaction, or agreement between you and any other user, whether online or offline. This includes claims for fraud, misrepresentation, property damage, personal injury, and death.
If you are a California resident, you waive California Civil Code § 1542, which reads: "A general release does not extend to claims that the creditor or releasing party does not know or suspect to exist in his or her favor at the time of executing the release, and that, if known by him or her, would have materially affected his or her settlement with the debtor or released party."
9. Disclaimer of warranties
THE SERVICE AND ALL CONTENT ON IT ARE PROVIDED "AS IS" AND "AS AVAILABLE," WITHOUT WARRANTY OF ANY KIND.
To the fullest extent permitted by law, Wroomly disclaims all warranties, express or implied, including implied warranties of merchantability, fitness for a particular purpose, title, and non-infringement.
We specifically make no warranty that: any listing is accurate, genuine, complete, or lawful; any property exists, is available, or is as described; any user is who they claim to be; any AI-generated output is accurate; the Service will be uninterrupted, secure, or error-free; or that any defect will be corrected.
Some jurisdictions do not allow certain warranty exclusions, so some may not apply to you.
10. Limitation of liability
TO THE FULLEST EXTENT PERMITTED BY LAW:
(a) Wroomly and its members, managers, employees, and agents will not be liable for any indirect, incidental, special, consequential, exemplary, or punitive damages, or for lost profits, lost data, loss of goodwill, business interruption, or cost of substitute services — even if advised of the possibility.
(b) Wroomly will not be liable for damages arising from: the conduct, content, or omissions of any user; any transaction, agreement, dispute, or interaction between users; any property or its condition; any payment you make to any person; any AI-generated output; unauthorized access to your account or data; or any third-party service.
(c) Our total aggregate liability for all claims relating to the Service will not exceed the greater of (i) the total amount you paid us in the twelve months before the event giving rise to the claim, or (ii) one hundred U.S. dollars ($100).
Because the Service is provided free of charge, you acknowledge this cap is a fundamental basis of our agreement and that we would not provide the Service without it.
Some jurisdictions do not allow certain limitations, so parts of this section may not apply. Nothing here limits liability for fraud, gross negligence, willful misconduct, or any liability that cannot be excluded by law.
11. Indemnification
You agree to defend, indemnify, and hold harmless Wroomly and its members, managers, employees, and agents from any claims, liabilities, damages, losses, and expenses (including reasonable attorneys' fees) arising out of or connected with:
- your use of the Service;
- your User Content, including any claim that it violates fair housing law or infringes anyone's rights;
- your violation of these Terms or any law;
- your interaction, transaction, or agreement with any other user; or
- your misrepresentation of any fact.
We may assume exclusive defense and control of any matter subject to indemnification, at your expense, and you agree to cooperate.
12. Intellectual property
The Service — including its design, illustrations, wordmark, logo, text, and software — is owned by Wroomly and protected by copyright, trademark, and other laws. We grant you a limited, revocable, non-exclusive, non-transferable license to use the Service for its intended purpose. You may not copy, modify, distribute, sell, lease, or create derivative works from any part of the Service.
"Wroomly" and the Wroomly logo are our trademarks. You may not use them without our prior written permission. References to the University of Michigan are descriptive only; those marks belong to their owner.
13. Copyright complaints (DMCA)
If you believe content on the Service infringes your copyright — for example, someone used your property photographs without permission — send a notice to our designated agent containing:
- your physical or electronic signature;
- identification of the copyrighted work claimed to be infringed;
- identification of the material to be removed and its URL;
- your address, telephone number, and email;
- a statement that you have a good-faith belief the use is not authorized; and
- a statement, under penalty of perjury, that the information is accurate and you are authorized to act.
Designated agent: delghu@umich.edu · Wroomly LLC, 1912 Geddes Ave, Ann Arbor, MI 48104
We respond to valid notices by removing the material and notifying the poster, who may submit a counter-notice. We terminate the accounts of repeat infringers.
14. Termination
You may delete your account at any time in account settings or by emailing delghu@umich.edu.
We may suspend or terminate your access at any time, with or without notice, if we believe you have violated these Terms, created risk or legal exposure, or if we discontinue the Service.
On termination your right to use the Service ends immediately. Sections 5.2 (license, as limited), 8, 9, 10, 11, 12, 15, 16, and 17 survive.
15. Changes to the Service and these Terms
We may modify or discontinue the Service, in whole or in part, at any time.
We may update these Terms. For material changes we will give at least 14 days' notice by email or in-app notice before they take effect, and update the date above. Material changes to Section 16 (arbitration) will not apply retroactively to disputes we already know about. Continuing to use the Service after changes take effect means you accept them. If you don't agree, stop using the Service and delete your account.
16. Dispute resolution — arbitration and class action waiver
Please read this section carefully. It affects your legal rights.
16.1 Informal resolution first
Before starting arbitration, email delghu@umich.edu describing the dispute and the relief you want, and give us 60 days to resolve it informally.
16.2 Agreement to arbitrate
If we cannot resolve it informally, you and Wroomly agree that any dispute arising out of or relating to these Terms or the Service will be resolved by binding individual arbitration, administered by the American Arbitration Association under its Consumer Arbitration Rules, rather than in court.
Arbitration will take place in Washtenaw County, Michigan, or by telephone or video, or — at your election — in the county where you live. The arbitrator's decision is final and may be entered as a judgment in any court of competent jurisdiction.
16.3 Exceptions
Either party may bring an individual claim in small claims court, and either party may seek injunctive relief in court to protect intellectual property or stop unauthorized access to the Service.
16.4 Class action waiver
You and Wroomly agree to bring claims only in an individual capacity, not as a plaintiff or class member in any class, consolidated, or representative action. The arbitrator may not consolidate claims or preside over any representative proceeding. If this waiver is found unenforceable, the entirety of Section 16.2 is null and void as to that claim.
16.5 Your right to opt out
You may opt out of arbitration by emailing delghu@umich.edu with the subject line "Arbitration Opt-Out," including your name and the email on your account, within 30 days of first accepting these Terms. Opting out does not affect any other part of these Terms, and we will not retaliate for it.
17. General
Governing law. These Terms are governed by the laws of the State of Michigan, without regard to conflict-of-law rules. For any dispute not subject to arbitration, you and Wroomly consent to the exclusive jurisdiction of the state and federal courts in Washtenaw County, Michigan.
Severability. If any provision is held unenforceable, it will be modified to the minimum extent necessary and the rest stays in effect.
No waiver. Our failure to enforce any provision is not a waiver of it.
Assignment. You may not assign these Terms. We may assign them in connection with a merger, acquisition, or sale of assets.
Entire agreement. These Terms, together with the Privacy Policy and Trust & Safety Policy (each incorporated by reference), are the entire agreement between you and Wroomly regarding the Service.
Force majeure. We are not liable for failure to perform due to causes beyond our reasonable control.
Contact. delghu@umich.edu · Wroomly LLC, 1912 Geddes Ave, Ann Arbor, MI 48104