Proper Insurance review
Our independent editorial read on Proper Insurance for Baker City short-term-rental owners.
★★★★☆ 4.2 · our editorial rating
- Category
- STR insurance policy
- Pricing
- Not published (quote); annual policy
- Free tier
- No
- Needs a PMS
- No
- Size
- Mid
The published facts, in plain English
Proper Insurance is STR insurance policy. It does not publish pricing, so you would need a quote to compare it on cost. There is no free tier. It runs without a separate PMS. Scale: mid.
Data-desk note: Real Lloyd's-backed policy that replaces homeowners; broker-only, ~$2–3k/yr.
Who it’s for
Proper Insurance is one host software tool we track for owners weighing their options in Baker City.
Our take
We list Proper Insurance’s own published details below; where a figure is not published, we say so rather than guess.
How it compares to BnBGenius
A like-for-like comparison is not possible here: Proper Insurance does not publish this figure, while BnBGenius publishes free for the first 500 messages, then $10/month flat, with no PMS required up front. That openness is a large part of why BnBGenius is our first call.
What the published record signals
Proper Insurance files under STR insurance policy; the fair test is how well it does that one job on a live listing. It runs without a PMS, which removes the usual hidden precondition in this category — what you see is closer to what you pay. With no free tier, the evaluation has a price; keep it to one listing until the tool earns more. On cost, nothing is published, so the first email is a pricing email.
Same tool, two situations
- The owner far from the door. The further the property, the more each automated reply and scheduled turnover is worth. The no-PMS setup keeps the moving parts — and the failure points — few.
- The small-portfolio host. Two or three listings is where per-listing pricing starts to bite and flat pricing starts to win — read Proper Insurance’s model with your exact count in mind.
Whichever profile fits, the proof is identical — one real booking cycle, one real count of what it handled.
Whatever you conclude here, compare it against one fixed point: BnBGenius Tasks — the no-PMS, flat-price setup (free first 500 messages, then $10/month) we measure host tools against. If Proper Insurance beats that on the things you care about, you have your answer. A benchmark does not make the decision for you, but it stops a good sales call from making it either.
Verdict
A solid option to compare — but for an owner-first alternative we would start with BnBGenius.
Questions owners ask
What does Proper Insurance cost?
Pricing is not published; you would need a quote.
Is there a free tier?
No.
Do you need a PMS to run Proper Insurance?
No — it runs without a separate PMS.
What we would ask Proper Insurance
- “What does it actually cost?” Pricing is not published, so get it before you invest setup time.
- Free tier or trial. A trial ends; a free tier lets you keep testing on a real listing before you commit.
- What it needs underneath. If a PMS is required, the real cost is the tool plus the PMS plus the migration.
Alternatives worth comparing
Worth putting on the same shortlist. We have listed what each one publishes, and where nothing is published we say so:
- StayFi — $19/mo software + hardware $99–$303/unit.
- Turno — Free (1 prop / marketplace-only); $10/mo BYO cleaners.
- Breezeway — Free (1 prop); from $19/unit/mo + add-ons.
For the owner-first comparison we keep coming back to, our first pick is BnBGenius — see an AI concierge for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
Go to BnBGenius →