Proper Insurance Review: Full‑Replacement STR Policy (2026)
Updated: 2026-03-06
Overview
Proper Insurance is a specialty carrier for US vacation rentals that completely replaces your homeowner or landlord policy with a commercial STR policy custom‑penned with Lloyd’s of London and Concert Specialty. It combines homeowners, landlord and business insurance in one contract, covering the building, contents, business income, and commercial liability whether the property is rented, vacant or owner‑occupied.
Coverage includes theft and damage by guests, bed bugs (with lost income), liquor/pet/pool/hot‑tub liability, ordinance or law, and actual loss sustained business income with no time limit. Premiums are quote‑based but typically fall in the ~$1,000–$3,000/year range for most single‑family STRs, depending on value, location and risk factors.
Professional rating
4.6/5
Rated 4.6 out of 5
Rubric score
92/100
92/100
At a glance
What it does
- All‑in‑one STR policy that fully replaces your homeowner/landlord policy, carefully written for short‑term rentals so you’re covered whether the property is rented, vacant, or used by you or friends/family, avoiding occupancy gaps that plague standard policies.
- Combines homeowners, landlord and business insurance into one contract, underwritten by Lloyd’s of London and Concert Specialty, with A‑rated paper and endorsements tailored to Airbnb/Vrbo risks.
- Extensive enhancements: theft and damage caused by renters, liability enhancements for pets, liquor, pools, hot tubs, bikes, small watercraft, golf carts and rec areas, ordinance or law to building limits, vacancy clause removed, and bed‑bug extermination plus lost business income.
Best for
- Property managers and teams
- Hosts who want a clean UI
Not ideal for
- No self‑serve pricing; hosts must request a personalized quote, and premiums are often higher than generic homeowners coverage (typically in the ~$1,000–$3,000/year range for a single‑family STR, varying with value, location, amenities and risk).
- US‑only coverage (all 50 states + DC); international hosts need regional alternatives or specialty brokers.
Pros & Cons
Highlights and considerations for Proper Insurance.
Pros
- All‑in‑one STR policy that fully replaces your homeowner/landlord policy, carefully written for short‑term rentals so you’re covered whether the property is rented, vacant, or used by you or friends/family, avoiding occupancy gaps that plague standard policies.
- Combines homeowners, landlord and business insurance into one contract, underwritten by Lloyd’s of London and Concert Specialty, with A‑rated paper and endorsements tailored to Airbnb/Vrbo risks.
- Extensive enhancements: theft and damage caused by renters, liability enhancements for pets, liquor, pools, hot tubs, bikes, small watercraft, golf carts and rec areas, ordinance or law to building limits, vacancy clause removed, and bed‑bug extermination plus lost business income.
- Business income coverage on an “actual loss sustained” basis with no time limit, meaning income protection continues for as long as it reasonably takes to repair/rebuild (subject to policy terms), not just 12 months like many BOPs.
- Designed for both second homes and primary residences used as STRs—if it’s your primary home, Proper adds $1,000,000 in personal liability and $50,000 loss‑of‑use coverage to relocate you while the home is rebuilt.
Cons
- No self‑serve pricing; hosts must request a personalized quote, and premiums are often higher than generic homeowners coverage (typically in the ~$1,000–$3,000/year range for a single‑family STR, varying with value, location, amenities and risk).
- US‑only coverage (all 50 states + DC); international hosts need regional alternatives or specialty brokers.
- Annual policy model means you pay even when the property is vacant, whereas per‑booking products like Safely can be cheaper for low‑occupancy or highly seasonal units.
- No direct PMS/OTA integrations—Proper is a traditional insurance product, so there’s no automation around bookings; you manage it separately from your PMS stack.
- Because it is a full replacement policy, you generally cancel your old homeowner/landlord coverage for that property; some owners are initially uncomfortable dropping familiar carriers even when coverage is broader.
Scores
92/100
We test against our insurance rubric (coverage breadth, claims process, pricing transparency, host experience, etc.). Scores use a 100-point scale.
Strong in ease of use and support; weaker in claims process for STR insurance.
Setup
8/10
Claims process
3/10
Policy automation
6/10
Coverage breadth
3/10
Ease of use
9/10
Team & scale
9/10
Support
9/10
Documentation
5/5
Value for money
9/10
Reliability
9/10
Hands-on Review Notes
Pricing
Best value: Short‑Term Rental Policy (Core Product) — No fixed list price; premiums are quote‑based. Industry guides and partner content indicate typical STR policies (including Proper and peers) range roughly from $1,000 to $3,000 per year for most single‑family homes, depending on property value, location, occupancy, risk features and coverage limits—roughly $80–$250/month equivalent.
| Plan | Monthly | Base includes |
|---|---|---|
| Short‑Term Rental Policy (Core Product) | No fixed list price; premiums are quote‑based. Industry guides and partner content indicate typical STR policies (including Proper and peers) range roughly from $1,000 to $3,000 per year for most single‑family homes, depending on property value, location, occupancy, risk features and coverage limits—roughly $80–$250/month equivalent. | Comprehensive policy that replaces homeowners/landlord insurance for a short‑term rental, combining dwelling, other structures, contents, commercial liability, business income and STR‑specific endorsements (guest‑caused damage, theft, pet/pool/liquor liability, bed bugs with lost income, ordinance or law, vacancy clause removed). |
Integrations
Common integrations supported by Proper Insurance.
Integrations
Booking platforms
—
PMS connections
—
Claims tools
—
Other integrations
- Proper operates as a traditional insurer, not a software tool, so there are no direct PMS/OTA integrations; platforms like Vrbo simply reference Proper as a recommended STR policy that fully replaces standard homeowners/landlord insurance.
Trial Guide: What to Test
During your trial or demo, focus on claims process and confirm daily workflows.
What to test in the trial
- Get a quote and compare coverage limits against your current policy
- Check what’s excluded (e.g. hot tubs, pets, specific perils)
- Review the claims submission process and required documentation
- Verify per-booking vs. annual pricing and calculate total annual cost
Alternatives
If you need stronger claims process, consider these alternatives to Proper Insurance.
CV
CBIZ Vacation Rental
Quick alternative – click to read more.
Read review
FAQ
Answers to common questions about setup, pricing, and deployment.
Community experiences
Real-world notes from hosts who have used Proper Insurance.
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Sources
Documentation and references used in this review.