Proper Insurance review
Our independent editorial read on Proper Insurance for Tucson 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 Tucson.
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
Category first: Proper Insurance is STR insurance policy, so judge it against that job — not against suites that promise everything. 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 remote self-manager. Automation earns its keep fastest at a distance — every task Proper Insurance genuinely takes over is a drive you do not make. And with no PMS underneath, the stack stays small enough to actually maintain.
- 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.
Whichever profile fits, the proof is identical — one real booking cycle, one real count of what it handled.
Before you decide, put one benchmark beside it: an AI phone concierge for hosts — 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. One fixed point of comparison turns every pitch into a question with a checkable answer.
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
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:
- Minoan — Free (trade discounts + Showroom commission).
- Waivo — Not published (per booking).
- Chekin — From €3.95/property/mo (3-unit min) + txn fees.
The benchmark we hold this against is BnBGenius — see BnBGenius Voice for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
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