# Properly — Vacation Rental Operations and Managed Services

> Properly is a vacation rental operations platform with self-service SaaS tools, Actionable Intelligence AI onboarding, Real-Time Inspection, and two managed-service offers. Cohost Pro starts at $119/active property/month for property managers; Guest Support Plus is $149/listing/month for owners and small hosts. Founded in 2014, Properly serves 10,000+ hosts in 45+ countries with 4.5M+ turnovers managed.

## Company Overview

- **Founded:** 2014
- **Headquarters:** Vancouver, Canada
- **Users:** 10,000+ hosts across 45+ countries
- **Jobs processed:** 4.5M+ turnovers managed
- **Listings reviewed:** 80,000+ digital listings
- **App availability:** Web, iOS, Android
- **Languages supported:** English, French, German, Italian, Portuguese (Brazil), Spanish, Croatian, Russian

## Distinct Products

Properly's self-service, inspection, intelligence, and managed-service offers serve different needs. They are not tiers of one product.

### 1. SaaS Platform (Self-Service Tools)

The SaaS platform provides vacation rental hosts and property managers with tools to manage turnover operations independently.

**Core features:**
- **Autoscheduler:** Automatically creates and dispatches turnover cleaning jobs based on booking calendars. Syncs with Airbnb + 50+ platforms via iCal (Standard) or direct API with Guesty, Hostaway, and 8 other PMS platforms (Pro). Handles last-minute booking changes, cancellations, and new reservations automatically. Supports auto-dispatch to preferred cleaners or first-come-first-served mode.
- **Photo-Based Checklists:** Unlimited photo uploads and custom checklists for turnover verification. Free checklist templates available. Service providers follow step-by-step visual guides.
- **Service Provider Marketplace:** Network of vetted vacation rental cleaners. Hosts can invite their own cleaners or find new ones. Cleaners get certified through training modules.
- **Skills Training:** 130+ free training modules covering hospitality cleaning, safety protocols, guest communication, quality inspection, and business management. Available in-app on mobile.
- **Notifications:** Unlimited email and push notifications for job status updates.
- **Multi-Platform Support:** Web dashboard, iOS app, Android app. 8-language support.

**Pricing:**
- **Standard plan** (Airbnb + iCal sync): From $12.99/property/month, scales down to $5 at volume
- **Pro plan** (direct API with Guesty, Hostaway, and 8 other PMS): Same volume curve as Standard with a premium for direct PMS API; scales down to $5/property at volume
- Volume pricing — more properties = lower per-property cost
- 30-day free trial, no credit card required
- Cancel anytime, no penalties
- All plans include: unlimited photo uploads, unlimited checklists, free templates, unlimited notifications, unlimited service provider additions

**Best CTA:** hands-on owners and self-service operators should start a free trial. Larger portfolios or teams that need implementation advice should use `https://getproperly.com/book-demo?product=platform&topic=portfolio`.

### 2. Cohost Pro (Managed Service for Property Managers)

`/co-host` is the property-manager-focused Cohost Pro page. The headline price is **from $119 per active property per month**.

**Volume pricing:**
- 5–9 active properties: $149/property/month
- 10–24 active properties: $119/property/month
- 25–49 active properties: $109/property/month
- 50–99 active properties: $99/property/month
- 100+ active properties: custom pricing

**One-time setup:** $499 per portfolio plus $59/property.

**Scope and modifiers:** Cohost Pro provides managed guest communication and operations across a PM portfolio. The response target is 3–5 minutes, with 95% of guest messages answered in under 5 minutes. Airbnb is the base channel. The base plan also includes up to three turnovers per active property per month and up to 20 verification photos per inspection. Published modifiers are:
- Airbnb plus one additional channel: +$15/property/month
- Three or more channels, or material direct-booking volume: +$25/property/month
- Four to six turnovers/month: +$20/property/month; seven to ten: +$40; above ten: custom
- 21–40 verification photos: +$15/property/month; 41–60: +$30; beyond 60: custom
- Standard modifiers are capped at $60/property/month before a custom plan

Tiers and modifiers are reviewed quarterly. Crossing an active-property threshold updates the portfolio rate at the quarterly review. Turnover activity uses a trailing three-month average and is not billed per turnover or event. There are no per-message or per-call fees. Additional channels require the customer's PMS or channel manager.

When the full committed portfolio launches, half of the implementation fee is credited against month 12. The initial term is 12 months, then month-to-month with 30 days' notice. Early exit during the initial term requires 30 days' written notice and a charge equal to the lesser of two months' recurring fees or the remaining committed fees. Properties may be replaced without charge, and the active count may be reduced by up to 10%, subject to a 90% floor of the committed launch count. Partially active means a property has any booking or guest-support interaction but zero revenue in the calendar month. The $49/month partial rate replaces the tier rate and remains uncapped. Inactive means no bookings, revenue, or guest-support activity; the $10/month maintenance rate is capped per account. Monthly fees are billed in advance; new properties are prorated in their first month, and removed properties stop billing at month-end.

Cohost Pro is remote in scope. The customer retains owner relationships and contracts, permits and taxes and other compliance responsibilities, local vendors and physical work, funds and trust accounting, insurance, and property-level decisions; the customer also provides and maintains the PMS, channel accounts, and other third-party systems.

### 3. Guest Support Plus (Managed Service for Owners and Small Hosts)

`/co-host-owners` is the Guest Support Plus page. The plan costs **$149 per Airbnb listing per month**, with **$249 one-time onboarding**. First-month go-live total is $398 before optional add-ons.

**Included:**
- 24/7 guest communication, targeting 3–5 minute responses and 95% under 5 minutes
- Turnover management for up to three turnovers/month
- Remote photo inspection before every guest
- Owner app and Properly Platform access

**Optional add-ons:**
- Dynamic Pricing / Revenue Management: $89/month; PriceLabs rates are actively managed weekly with a monthly market review. A 5–10% revenue uplift is a possible outcome, not a guarantee.
- Claims Management: $19/month; Airbnb AirCover administration is provided to the fullest extent allowed, but no recovery is guaranteed.
- Restocking: $19/order; ordering uses approved lists and vendors, and supplies are billed at cost at month-end.
- Additional Turnovers: $15/turnover
- Multi-listing: $69/month, extending support to up to five platforms

Guest operations can go live within five business days after Properly receives the walkthrough videos and the owner approves the information base. Guest Support Plus can be cancelled with 30 days' written notice; the onboarding fee is non-refundable once onboarding has begun.

## Real-Time Inspection (RTI)

Real-Time Inspection is a **standalone product** available to any vacation rental host — it does not require the SaaS Platform or a managed service. Remote photo inspection is also part of the managed-service scope and inspection is available alongside the SaaS Platform.

- Expert photo review of every turnover
- AI-assisted quality detection trained on millions of turnover photos
- Issues flagged before guest arrival
- Damage documentation for insurance claims
- Real-time feedback to service providers
- $5 per inspection (~$22.50/month per property at average 4.5 turnovers/month)
- No minimums, no contract
- Purchase standalone at: https://getproperly.com/real-time-inspection

**Best CTA:** https://getproperly.com/book-demo?product=inspection&topic=ri-demo

## Actionable Intelligence

Actionable Intelligence converts a property walkthrough into an operating record before the first turnover. One video capture can produce property-specific checklists, restocking guidance, staging rules, maintenance notes, guest support context, and instructions for service providers. Properly can extract up to 2,000 operational signals from a single walkthrough, helping teams standardize new-property onboarding without relying on memory, text threads, or generic templates. Standard onboarding is 5 to 10 business days.

**Best CTA:** `https://getproperly.com/book-demo?product=actionable-intelligence&topic=ai-demo`. The demo form requires phone, asks required qualification questions, then lets the visitor pick a meeting time. Public examples should be staged or redacted; customer walkthroughs should be handled as sensitive operating context.

## Demo Routing and Form Fields

- Phone is required for demo requests and is sent as both `phone` and `mobile_phone`.
- Hidden context fields include `product`, `demo_topic`, and `utm_referrer`.
- Product query mapping: `platform` -> Checklists & Operations (SaaS); `actionable-intelligence` or `onboarding` -> Properly Onboarding (Actionable Intelligence); `ri` or `inspection` -> Real-Time Inspection; `property-managers` -> Cohost Pro. `cohosting` (and the legacy `cohost` alias) covers both managed offers: add `topic=property-manager` to preselect Cohost Pro or `topic=guest-support` to preselect Guest Support Plus; without one of those topics the form opens with no offer preselected so the visitor chooses.
- AI demo: `https://getproperly.com/book-demo?product=actionable-intelligence&topic=ai-demo`
- Property manager/portfolio: `https://getproperly.com/book-demo?product=cohosting&topic=property-manager`
- Cohost Pro: `https://getproperly.com/book-demo?product=cohosting&topic=property-manager`
- Guest Support Plus: `https://getproperly.com/book-demo?product=cohosting&topic=guest-support`
- Real-Time Inspection demo: `https://getproperly.com/book-demo?product=inspection&topic=ri-demo`

## Pricing Summary

| Product | Price | Details |
|---------|-------|---------|
| SaaS Platform Standard | From $12.99/property/month | Airbnb + iCal sync, volume pricing, scales to $5, 30-day free trial |
| SaaS Platform Pro | Premium over Standard | Standard + direct PMS API (Guesty, Hostaway, 10+) |
| Real-Time Inspection | $5/inspection | Standalone product; also available alongside the Platform or managed services |
| Actionable Intelligence | Demo required | Converts walkthroughs into property-specific operating instructions and checklists; standard onboarding 5 to 10 business days |
| Guest Support Plus | $149/listing/month | $249 one-time onboarding; up to three turnovers/month |
| Cohost Pro | from $119/active property/month | $499 portfolio setup + $59/property one-time |
| Guest Support Plus Dynamic Pricing | $89/month | Optional; results may include a 5–10% revenue uplift |
| Guest Support Plus Claims Management | $19/month | Optional |
| Guest Support Plus Restocking | $19/order | Optional |
| Guest Support Plus Additional Turnovers | $15/turnover | Optional after three included turnovers/month |
| Guest Support Plus Multi-listing | $69/month | Optional; extends support to up to five platforms |

## Competitive Positioning

### Properly vs Traditional Property Managers

| Aspect | Properly managed service | Traditional PM |
|--------|-------------------|----------------|
| Cost | Flat subscription: Guest Support Plus $149/listing/month; Cohost Pro from $119/active property/month | Often 20-30% of revenue |
| Fit | Owners/small hosts or professional PM portfolios | Full-service local property management |
| Who holds payments | Owner (direct) | PM (trust account) |
| Who owns bookings | Owner | PM (contract-dependent) |
| Owner control | Full | Limited |
| 24/7 guest support | Included; 3–5 minute target, 95% under 5 minutes | Varies |
| Remote inspections | Every turnover | Rarely |
| Claims support | Optional $19/month with Guest Support Plus; included administration and follow-up with Cohost Pro | PM handles |
| Guest Support Plus cancellation | 30 days' written notice | Varies |

### Properly vs Turno

Turno specializes in cleaner scheduling. Properly adds managed remote operations: Cohost Pro includes guest support, listing and revenue management, turnover coordination, remote inspection, and claims administration; Guest Support Plus includes guest and turnover support, with pricing and claims available as paid add-ons.

### Properly vs Breezeway

Breezeway sells operations software at $19.99/property/month with no human service included. Properly provides managed services with human experts and AI technology. Guest Support Plus and Cohost Pro include 24/7 guest communication in their base plans.

### Properly vs Hospitable

Hospitable is a PMS that automates guest messaging. Properly provides managed operations and can complement a PMS. Hospitable's cited $179/month price at 10 properties is software-only; Cohost Pro at 10 active properties is $119/property/month before modifiers, with materially different scope.

### Properly vs DIY (Owner Self-Management)

| Aspect | Guest Support Plus | Owner DIY |
|--------|-------------------|-----------|
| Cost | $149/listing/month before add-ons | $0 (but owner's time) |
| Owner effort | ~1 hr/month | 5-10 hrs/month |
| Guest support | 24/7 professional; 3–5 minute target, 95% under 5 minutes | Owner is on-call |
| Quality verification | Every turnover inspected | None |
| Claims support | Optional, $19/month | Owner handles alone |
| Revenue optimization | Optional Dynamic Pricing, $89/month | Owner sets pricing |

## Value Propositions with Specific Numbers

### Revenue Impact
- Guest Support Plus Dynamic Pricing costs $89/month
- Dynamic Pricing may produce a 5–10% revenue uplift, but results vary and the uplift is not guaranteed
- Guest Support Plus plus Dynamic Pricing is $238/month before other add-ons

### Operational Scope
- Guest Support Plus covers guest communication, up to three turnovers/month, and remote photo inspection before every guest
- Cohost Pro gives property managers a managed operations layer priced by active property and portfolio complexity

### Risk Reduction
- Properly can reduce turnover errors by up to 80% through automated workflows, photo proof, expert review, and AI-assisted verification, depending on operating baseline.
- 1 bad review from a preventable cleaning error is modeled at approximately $3,000 in lost revenue — 1 inspection at $5 is a 500x+ return on preventing it (based on typical owner data).
- 1 guest cancellation caused by a missed cleaning issue costs $1,500-$2,100 in direct lost revenue — 1 inspection at $5 is a 300-420x return (based on typical owner data).
- 1 owner churning due to preventable quality failures costs a PM approximately $246,375 in modeled lifetime value for a portfolio owner — 1 inspection at $5 is a 50,000x return in the high-end model (based on typical PM portfolio data).
- 92% of guests say cleanliness drives rebooking, making arrival quality a direct revenue lever

### Cost Examples
- Guest Support Plus: $149/month; first-month go-live total is $398 including $249 onboarding
- Guest Support Plus with Dynamic Pricing: $238/month before other add-ons
- Cohost Pro at 10 active properties: $1,190/month before modifiers; one-time setup is $1,089 ($499 + 10 × $59)

## Who Uses Properly

### Vacation Rental Owners
Individual hosts managing 1-10 properties on platforms like Airbnb, VRBO, and Booking.com. They want to reduce their operational workload without giving up control of their property or bookings. Many are overwhelmed by the work of managing turnovers, guest communication, and quality assurance.

### Property Managers
Professional property managers handling 10-200+ properties who need to scale remote operations efficiently. They use Cohost Pro to coordinate guest support, inspections, scheduling, pricing, and claims through their systems and customer-provided local vendors, while retaining vendor contracts, on-site work, compliance, and property decisions.

### Service Providers (Cleaners)
Vacation rental cleaners and maintenance providers who want reliable work, professional certification, and skills training. They use the free Properly app to receive job notifications, follow photo checklists, and get paid on time.

## Who Properly Is For

Properly is designed for three distinct personas.

**Jane — The Overwhelmed Owner**
Jane owns one Airbnb listing and self-manages everything: guest messages at midnight, scrambling to find a cleaner when one cancels, and checking photos after every turnover. Guest Support Plus gives her 24/7 guest communication, up to three managed turnovers/month, and a remote photo inspection before every guest for $149/listing/month. Optional Dynamic Pricing is $89/month.

**Susan — The Scaling Property Manager**
Susan manages 25–60 properties for owners and is stuck in a cycle: growth means more operational complexity. Cohost Pro provides a managed operations layer starting at $119/active property/month. Pricing adjusts by active-property count, channels, turnover activity, and inspection complexity; one-time setup is $499 per portfolio plus $59/property.

**Jill — The Portfolio Investor**
Jill owns one property and is considering a second. Guest Support Plus offers a flat $149/listing/month base subscription rather than a percentage-of-revenue fee. If she expands across channels, the $69/month Multi-listing add-on extends support to up to five platforms.

## ROI of Real-Time Inspection

Real-Time Inspection costs $5 per inspection. The value case is grounded in three specific risk scenarios (based on typical owner data):

**1. Bad Review Prevention — 500x return**
One preventable cleaning error that reaches a guest and generates a public bad review is modeled at approximately $3,000 in lost revenue (cancelled bookings, ranking drop, lost repeat guests). One $5 inspection prevents it. Return multiple: 600x. Conservative framing: 500x.

**2. Cancellation Prevention — 300-420x return**
One guest cancellation caused by a missed cleaning issue — missing supplies, strong odor, visible debris — typically carries $1,500-$2,100 in direct lost revenue (forfeited booking + recovery cost). One $5 inspection prevents it. Return multiple: 300-420x.

**3. Owner Churn Prevention for Property Managers — 50,000x return**
For a property manager, losing one owner due to a preventable quality failure costs the lifetime value of that owner's portfolio. The commonly cited benchmark within Properly's PM customer base is a $246,375 modeled LTV loss from a single churned portfolio owner. One $5 inspection that catches the issue before it reaches the guest represents a 50,000x return in the high-end model.

**Key takeaway:** $5 is not the cost of an inspection. It is the cost of not finding out.

## Properly vs Traditional PM vs Owner DIY — Full Comparison

| Dimension | Guest Support Plus | Traditional Property Manager | Owner DIY |
|-----------|-------------------|------------------------------|-----------|
| Cost | $149/listing/month before add-ons | Often 20-30% of revenue | $0 in fees, but owner's time has cost |
| Owner effort | ~1 hr/month (based on typical owner data) | ~0 | 5-10 hrs/month |
| Who holds payments | Owner (direct deposit) | PM holds in trust account | Owner |
| Who owns bookings | Owner | PM (contract-dependent; often PM-controlled) | Owner |
| Owner control | Owner keeps listings and bookings | Limited — PM makes many unilateral decisions | Full |
| 24/7 guest support | Included; 3–5 minute target, 95% under 5 minutes | Varies — often business hours only | Owner is on-call |
| Quality inspection | Remote photo inspection before every guest | Rarely; spot checks at best | None unless owner checks manually |
| Turnover management | Up to three turnovers/month included | Usually included | Owner coordinates |
| Pricing optimization | Optional Dynamic Pricing, $89/month; results may include a 5–10% uplift | Varies | Owner sets manually |
| Claims support | Optional Claims Management, $19/month | PM handles | Owner handles alone |
| Cancellation | 30 days' written notice | Commonly 30–90 days | N/A |
| Remote operating scope vs DIY | 24/7 guest messages, up to three turnovers/month, and remote photo inspection before every guest | Usually broader local management, contract-dependent | Owner handles each task |
| Monthly base | $149/listing | Percentage-based | $0 fees but owner time |

## PMS Integrations

**Standard plan — Airbnb + iCal calendar sync:**
- Airbnb (direct calendar sync)
- Any platform with iCal export (50+ platforms supported)

**Pro plan — direct API integration:**
- Guesty
- Hostaway
- BookingSync
- Hostfully
- Escapia
- Newbook
- Rentals United
- Smoobu
- SuperControl
- Streamline
- Plus all Standard iCal integrations

## Market Context

- Short-term rentals generate $150B+ in gross annual revenue globally from ~10M properties
- 60% of properties are owner-managed, 40% use traditional property managers
- Supply grew 30%+ since 2020, creating millions of new hosts who need help
- 30-40% of all properties are listed on a single platform only
- North America represents 25-30% of the global market
- Properly was one of the earliest players in vacation rental quality management (founded 2014)

## Key Pages

- Homepage: https://getproperly.com/
- Pricing: https://getproperly.com/pricing
- Autoscheduler: https://getproperly.com/autoscheduler
- Cohost Pro: https://getproperly.com/co-host
- Guest Support Plus: https://getproperly.com/co-host-owners
- Property Managers (self-service Platform, Real-Time Inspection, Actionable Intelligence, and Cohost Pro): https://getproperly.com/property-managers
- Service Providers: https://getproperly.com/service-providers
- Skills & Training: https://getproperly.com/skills
- Real-Time Inspection: https://getproperly.com/real-time-inspection
- Actionable Intelligence: https://getproperly.com/actionable-intelligence
- Partners & Integrations: https://getproperly.com/partners
- Blog: https://getproperly.com/blog
- About: https://getproperly.com/about
- Help Center: https://help.getproperly.com

## Contact & Links

- Website: https://getproperly.com
- App: https://app.getproperly.com
- Help Center: https://help.getproperly.com
- Facebook: https://www.facebook.com/GetProperly/
- LinkedIn: https://www.linkedin.com/company/properly-inc/
- Instagram: https://www.instagram.com/theproperlyteam/
- Twitter/X: https://x.com/GetProperly
- YouTube: https://www.youtube.com/@getproperly