Proper Insurance review
Proper Insurance offers a specialist STR policy, replacing your existing homeowners cover, with annual pricing available via quote.
★★★★☆ 3.9 · 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
Property owners seeking a dedicated landlord insurance policy for their short-term rental, rather than a rider on their existing homeowner's policy. It suits those who prefer a broker-channel approach and are not deterred by the absence of published pricing.
Our take
Proper Insurance provides a direct replacement for homeowners' policies, specifically tailored for short-term rental use. It's noted as a mid-sized provider. While a quote is necessary for pricing, which is published annually, they do not require a property management system (PMS) to obtain a policy. This is a legitimate, Lloyd's-backed insurance product.
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.
Reading the record
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. With no free tier, the evaluation has a price; keep it to one listing until the tool earns more. Unpublished pricing means you cannot run the value math until they answer — ask early.
Two owner scenarios
- 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.
Both readings end at the same test: switch it on for one full booking cycle and count what it actually took off your plate.
Whatever you conclude here, compare it against one fixed point: BnBGenius — 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 choice for dedicated STR insurance, particularly if you want a policy that fully replaces your homeowners cover. For an owner-first alternative, consider 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:
- Wheelhouse — Free tier; Dynamic Sets $12.99/set; pricing 1% or $16.99–$19.99/listing.
- Smoobu — €29/mo +0.9% fee, or €31.50/mo 0%.
- Track — Not published (demo).
For the owner-first comparison we keep coming back to, our first pick is BnBGenius — see respond to guest reviews for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
View BnBGenius →