Commercial Home Insurance for Vacation Rental Owners

The Nation’s leader in short-term vacation rental insurance

Replace your homeowner’s or landlord policy with Proper Insurance®

One policy that covers both personal and commercial use of your vacation rental

Lloyd’s of London insurance developed for vacation rentals

Comprehensive coverage for building(s), contents, income, and liability

Talk to an expert

888-631-6680 All 50 states

Vacation rental insurance policy highlights


The Proper Insurance® policy replaces a homeowner’s (HO) or landlord (DP) policy.  It is written as a business policy, giving the short-term vacation rental owner comprehensive coverage for their building(s), contents, commercial business liability, and business income.  It also includes personal liability when the rental “doubles” as the owners primary residence.

All-inclusive insurance that is custom-penned with Lloyd’s of London for the unique risks of short-term vacation rental properties.  It’s the most comprehensive insurance available today for vacation rental property owners.  Available in all 50 states.

Commercial Liability

  • $1,000,000/$2,000,000 in commercial general liability (business liability)
  • $1,000,000 in personal and advertising injury
  • Liability continued over amenities: swimming pools, hot tubs, bicycles, small watercraft, rec areas + more
  • Enhancement coverage for animal/pet, liquor, assualt/battery, abuse, molestation, and invasion of privacy

Building & Contents

Special Form
  • Special cause of loss (all-risk) with replacement cost valuation
  • Enhancement coverage for damage to the building(s) and contents caused by a guest, including theft
  • No limit on damage caused by a renter
  • Any coverage limit
  • No limit on theft

Business Income

Actual Loss
  • Special cause of loss (all-risk) with actual loss sustained valuation
  • Pays on revenue vs income
  • Any coverage limit
  • No time limit

Proper Insurance® client reviews

How do you review brilliance. I’m still in shock of the trauma and teams that it took to keep our home safe. This insurance company is not just insurance company they have now become part part of our family. They watched over us, they protected us, and they asked how we were doing. When I arrived home with only a few days to see my house. When I saw the two firefighters in our garden collecting their hoses, all I could do was burst into tears . My review was only thank you thank you thank you for saving our home!

Kim Kieler

Santa Barbara, California

I am very impressed with the service I just received from Proper Insurance. We only had the home a few months and already filed a claim from a freak accident (swag lap broke and fell on our renters computer and broke it). We paid out of pocket to our renters for the computer and filed a claim. Proper Insurance went above and beyond. Very happy with the resolution.

Denean Koren

Palm Desert, California

We’ve had a great experience with Proper Insurance. We had difficulty finding affordable homeowners insurance that covered our VRBO. They’ve been tremendous to work with – prompt responses and importantly, a fair claim check after we had storm damage. We recommend them to everyone.

Katherine Harley

Colorado Springs, Colorado

Short-term vacation rental insurance from Lloyd’s of London

Lloyd’s is the world’s specialist insurance and reinsurance market, bringing together an outstanding concentration of underwriting expertise and talent.  It is often the first to insure emerging, unusual and complex risks.

Around 80 syndicates are underwriting insurance at Lloyd’s, covering all classes of business.  Together they interact with thousands of brokers daily to create insurance solutions for businesses in over 200 countries and territories around the world.  Lloyd’s insures the majority of FTSE 100 and Dow Jones industrial average companies.

Lloyd’s success has been built on its reputation for paying all valid claims.  The claims service provided to policyholders remains a cornerstone of the market’s business.”

We encourage you to read our vacation rental insurance claims reviews.

  • Lloyd’s enjoys strong financial security supported by excellent ratings.  Visit Lloyd’s for detailed information.
  • Proper Insurance® is a Coverholder at Lloyd’s. There are only 4,000 Coverholders in the world.

The rule of 3 for short-term vacation rentals

The team at Proper Insurance® is a collaboration of individuals with 30+ years experience in niche insurance.  We have experts engaged at all levels of the vacation rental industry and understand the risks involved. The Proper vacation rental insurance policy was written with one thing in mind, YOU, the property owner.  What are the risks and exposure involved and how do you properly insure them?  We currently insure vacation homes, duplexes, townhouses, condos, cabins, apartments, and much more.


LIABILITY: The single biggest exposure you have as a vacation rental owner is liability.  When you open your door as the owner, you are also opening yourself up to liability risk.  This liability risk is there whether you are simply renting a downstairs apartment or your entire property.  What if a guest were to injure themselves while staying at your property?  What if you were found to be liable?  Maybe the shower was not thoroughly cleaned and a guest slipped on soap scum?  Or worse, the vacation rental caught fire and resulted in a guest’s death. The Proper Insurance policy provides $1,000,000/$2,000,000 in commercial/business general liability. You are covered.  And, when the vacation rental also “doubles” as your primary residence, 1,000,000 in personal liability is included in the policy.

BUILDING & CONTENTS: The second biggest exposure you have as the vacation rental owner is the actual property itself (building and contents). What if a guest were to accidentally start a fire and burn your property down? Or steal/damage your contents?  The Proper Insurance® policy insures your building and contents as a business (commercial form) with replacement cost (new for old) on special form (all risk).  The reason Proper uses a commercial form is because there are no standard occupancy restrictions as in a homeowner’s policy.  This means at the time of a covered loss, the property can be occupied by you the owner, friends or family, paying guests, or even be vacant as we remove the vacancy clause.  It’s the only way for a vacation rental owner to properly insure their building and contents.

BUSINESS INCOME: Another big exposure you have is lost rental income, or business income. You have worked extremely hard to turn your property into an income generating short-term vacation rental business.  What if a tree fell on your roof and you could no longer rent your property for the summer?  Or worse, you had a total loss on the property as a result of a fire or hurricane?  You need to protect the income your vacation rental generates.  The Proper Insurance® policy insures your vacation rental income as “actual loss sustained” with no time limit, what this means is you are only subject to the limit of insurance you choose for your insurance policy. Some owners only insure $10,000 while others elect to insure $250,000. It’s your choice as income varies significantly between owners.

Proper Insurance® property manager reviews

I very much recommend the service that’s provided by Proper Insurance Services, LLC. Multiple associates, including myself, have been working with Ashley Price over at Proper Insurance for several years now.  Her expertise and attentiveness toward working with our clients, and myself comes second to none.  Ashley brings a level of professionalism by delivering upon our high expectations over here at Vacation Palm Springs. Even more importantly, Ashley exceeds our clients expectations time after time with her promptness and knowledge of the insurance industry.

I’ve had dozens of my clients inform me that Ashley makes the process of acquiring the “proper insurance” for their short-term vacation rental property easy and seamless. I definitely recommend Ashley Price over at Proper Insurance for three main reasons: she does an excellent job, she’s always punctual, and she offers our clients a competitive rate.

The level of service that Ashley Price delivers for our clients makes it extremely easy for me to recommend her and Proper Insurance, LLC. for the property protection that you’re looking for.

Nathan Jordan - Business Development, Vacation Palm Springs by Wyndham Vacation Rentals

Palm Springs, California

Here at SeaBreeze Vacation Rentals, we proudly manage some of the most beautiful properties in San Diego county. When our owners ask us about insurance, we exclusively recommend Cade Bachman at Proper Insurance. Cade’s knowledge, service, and charisma has consistently impressed our owners – who deserve a high level of service. Bottom line, Proper has the best policy in the U.S., their customer service is great, and they protect our commission income if our owners have a claim. We at SeaBreeze look forward to working with Proper Insurance for years to come.

Jonah Mechanic - Founder, SeaBreeze Vacation Rentals

San Diego, California

Our clients love Proper Insurance. Many of them are not aware of the limitations of their current insurance, and getting them in touch with Proper has solved all and any concerns and questions they had. It’s the ultimate peace of mind to know that, no matter what happens, no matter how many guests go in and out of their property, things will be in good hands, should any problems ever arise. A life saver for them – and us.

Markus Scharnowski - Founder, GoNitely

Pacifica, California