Proper Insurance review
Our independent editorial read on Proper Insurance for southern Idaho short-term-rental owners.
★★★★☆ 3.6 · 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 southern Idaho.
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
Because Proper Insurance keeps this unpublished, you cannot line it up against BnBGenius, which states free for the first 500 messages, then $10/month flat, with no PMS required openly. Published pricing is one of the things we weight most heavily.
What the published record signals
Category first: Proper Insurance is STR insurance policy, so judge it against that job — not against suites that promise everything. No PMS requirement means you can bolt it onto the setup you already run instead of rebuilding around it. Test path: one paid month, one listing, one honest verdict. Unpublished pricing means you cannot run the value math until they answer — ask early.
How this plays for two kinds of owner
- 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 one-listing host. At one property, tooling should cost minutes and pocket change — check what Proper Insurance’s model costs at your actual size, not at the portfolio scale the marketing pictures.
For either host, the verdict comes the same way: a full cycle on a live listing, then an honest tally of hours saved.
Our advice before any contract: hold it against a benchmark — an AI concierge — 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. Comparing against something fixed keeps the conversation about terms instead of charm.
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 to pin down with 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
If you are drawing up a shortlist, these are the closest comparisons we would put beside it — each with its own published price, or a note that there isn’t one:
- YourWelcome — $449.99/property/yr (tablet incl.).
- Escapia — Not published (demo).
- HostBuddy AI — $5–$7/listing/mo; 14-day trial.
For the owner-first comparison we keep coming back to, our first pick is BnBGenius — see an AI phone concierge for hosts for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
See BnBGenius →