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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
Proper Insurance® policy highlights
Proper Insurance worked in parallel with Lloyd’s to develop an insurance policy for the unique exposure of vacation rental properties. The challenge was triple use of the properties; as most vacation rental properties are used for personal use, commercial short-term rental use, and at times unoccupied. With trademarked endorsements, the Proper Policy covers you and your property for all three uses. Think of it as a homeowner’s policy, a landlord policy, and a business policy all wrapped into one!
A Lloyd's of London Insurance Policy
Lloyd’s success has been built on it’s character for paying all valid claims. In over 300 years, Lloyd’s has never gone insolvent and continues to maintain an A+ Rating on Standard & Poor’s.
Lloyd’s insures the majority of FTSE 100 and Dow Jones Industrial Average companies.
Building & Contents Coverage
- Special form coverage (all risk)
- Replacement cost valuation on building and contents (new for old)
- No limit on damage caused by a renter
- Vacancy clause removed
- No limit on theft
- Back-up sewers and drains
- Loss assessment
- Debris removal
- Unscheduled structures
- Full ordinance or law (optional)
Business Income Coverage
- Actual loss sustained
- No time limit
Commercial General Liability $1,000,000/$2,000,000
- Suffices for all STR proof of insurance requirements
- Liability extends beyond the premise
- Enhanced for animal, liquor liability, and invasion of privacy
- Includes advertising injury
- No limitations on assault, battery, or molestation
- Continues over amenities such as bicycles, golf carts, hot tubs, pools, fishing, rec areas, small watercraft, + more
- Additional $1,000,000 in personal liability when rental “doubles” as primary residence
GoNitely is transforming the short-term vacation rental market, making it easier than ever for any property owner to make supplemental rental income through platforms such as Airbnb and VRBO. Trust, safety and protection is at the core of the GoNitely brand so having a comprehensive insurance referral was a must. Nothing is more important than the protection of an owners property and potential liability.
The Proper Insurance policy includes coverage enhancements no other carrier offers, and had the vacation rental owner in mind during the development with Lloyd’s. This GoNitely endorsement is a testament to the coverage and claims service provided.
Proper Insurance® testimonials
How do you review brilliance. I’m still in shock from the trauma and teams 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 with only a few days to see my house, I saw the two firefighters in our garden collecting their hoses, and all I could do was burst into tears. My review was only thank you thank you thank you for saving our home!Kim Kieler
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
Our experience with Lloyd’s has been truly incredible. We own two vacation rentals and were really looking for insurance designed to meet the needs of a short term rental property owner. This is it! Everyone with whom I’ve spoken has been kind, courteous and professional. What’s more, they seem so much more knowledgeable about short term rentals and insurance coverage in general than most insurance reps with whom I’ve dealt over the years. Unfortunately, we needed to file a claim due to water damage and the entire experience could not have gone better or more smoothly. I was contacted immediately, an adjuster was send the same afternoon, the claim was handled quickly and covered completely. We ultimately needed an entirely new HVAC system. Not only was the system itself covered, we are being reimbursed for lost earnings as well. We couldn’t be happier with the customer service and coverage we’ve received with Lloyd’s. Truly a 5-star company!Michelle McRae
I called Cade Bachman after an extensive search for insurance to cover my two vacation rental properties. Cade has established my trust through his easy rapport and thorough knowledge of the vacation rental insurance industry. He has promptly responded to all of my numerous questions and has been a partner for me as I establish my vacation rental income while protecting my family’s investment. Every property owner who is thinking of entering the vacation rental business would be lucky to have Cade on their side.Brian Bradford
It’s about time a company bridged the gap between homeowners insurance and commercial insurance. Within three months, I had to file a claim and there were zero issues getting a check in a timely manner. They’ve been nothing but perfect!Mikel Hubbard
My experience with Proper has been exceptional because of Cade Bachman. In researching possible insurers for our Ko Olina property, Cade was thorough, extremely helpful and has great follow up. He accommodated and beat competitor rates, and made something as complicated as insurance easy to understand. I appreciated his working with me, and absolutely recommend him to anyone!Susan Henry
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
Being able to provide Proper Insurance as a resource to our vacation rental clients is important, especially for the luxury homes we manage. Many of these owners have specific needs to which Proper sometimes is the only choice. Because Turnkey Vacation Rentals is in over 30 markets across the USA it is good that Proper can offer insurance in all 50 states. The service my clients have received from Proper Insurance has given me ease of mind that their needs are being handled.Pete Slaga - General Manager, TurnKey Vacation Rentals
Worked with Ashley on a policy and she was extremely helpful. Highly Recommended!!! I had to make a claim from a recent theft with my Vacation Rental Insurance. I had art work covered that typically is not covered for more than $2500. If you have valuables you should consider this policy if you want coverage.Joseph Collura
When I first decided to have my house become a luxury rental property, I contacted Proper Insurance to get a quote. They responded quickly and followed up with me via their account representative Ashley Price. Ashley was incredibly professional and even sent a very lengthy email to me at my request breaking down the differences and similarities between my homeowner’s insurance policy and Proper’s policy. It was a very time consuming task on her part and it was greatly appreciated by me. When I decided to go with Proper it was because Ashley had taken the time to educate me thoroughly on the policy and as a result I felt it covered the property in full.Mark Hill
I had a great experience working with Proper Insurance, seeking a policy for our primary residence that would also cover short-term rental property owners. They answered all my questions and presented a competitive quote within a few days. Staff is extremely friendly and responsive even if you file a claim. The agent and the adjuster contacted us right away after we had some storm damage. They’ve been easy to work with; my claim was resolved fair and quickly. I recommend them to everyone who is looking for a combined homeowners and short term rental insurance.Michael and Barbara Schirmer
Working with Proper Insurance is always a pleasurable experience. With so many laws changing around the space of short-term rentals, I have confidence that Proper is always on the forefront of the legislation. There is no ambiguity in any of the policies I carry with Proper. The team always takes the time to walk me through everything I need to know. With the backing of Lloyd’s of London, my mind is always at ease. I couldn’t recommend Proper Insurance more!Gabe Krebs
This was my first time working with Proper Insurance. I had both telephone conversations and emails with them. They worked closely with me to answer all my questions which resulted in my taking out a policy with them for my vacation rental.Robert and Laura Noyes
After having closed a state of the art recording studio (which was attached to a beautiful four bedroom home), I thought the hardest part would be to dissolve the business and figure out what to do next with the space. However, deciding to turn the space into a peaceful vacation rental turned out to be the easy part! The true difficulty came in figuring out how to do that with property insurance. Who knew?! My previous insurance carrier was not willing to cover my vacation rental activities stating that it just brought too much risk (even though I made them aware of the $1million Liability Policy). Thankfully, after being turned down by three other local agents and scouring the internet – I found Ian Smith at Proper Insurance. Not only is he a real live human being who is absolutely wonderful to work with, he answered all my questions, made setting up the policy so easy–AND saved me over $200/month (literally cut my insurance bill in half). Thankfully, there is an insurance company that understands the needs of vacation rental owners with knowledgeable agents to assist you in securing the policy that best fits hosts needs!Melissa Stukenholtv
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
Proper Insurance has the most informative and knowledgeable team of vacation rental insurance professionals. They responded quickly to all my questions and concerns. Their application process was quick, easy and stress-free. With Proper Insurance as my partner, I can confidently use my home as a vacation rental.Pamela Manno
I have been very satisfied with the level of service that I have received with Proper Insurance and the Lloyd’s policy that I purchased for coverage as an AirBnB host. I am not listing my home right now, but if that changes, I will go right back to them. During the time, unfortunately/fortunately, I had a liability claim. I say fortunately, because It was taken care of by my policy to 100% satisfaction in timeliness and professionalism.Sherri Billings
I have searched far and wide for an insurance policy to cover my vacation rental and my other commercial needs. I rent out my property for overnight stays as well as events and filming. Proper’s policy thru Lloyd’s of London is just what I needed. Ashley has been a pleasure to work as she is very accessible and happy to answer all my policy questions. Darren, the owner, was very straight with me in describing what the policy does and does not cover. He also advised me that I would not be covered for Workers Comp with the commercial policy which I was not even aware I needed. That is the kind of help I want. People giving me answers to questions that I don’t even know enough to ask. With Proper Insurance I really feel like I have a partner who is on my side and cares about me.Tim Vlahos
I am extremely pleased with Proper Insurance as my insurance provider for my vacation rental. After searching multiple sites and trying to ensure that I would be protected; Proper Insurance has, by far, the best coverage. Cade responded to my never ending questions the same day and was very patient in helping explain what would happen in different scenarios. Signing up was incredibly easy with an online form, and I was able to get same day coverage.Samantha McClung
From initial contact to actually obtaining our vacation rental insurance coverage, this process was amazingly smooth. Having been in the vacation rental business for almost 10 years, this is our third or fourth time to scope out insurances to stay in front of our needs. Working with David at Proper has been the easiest, quickest and smoothest process by far. In addition, we have more coverage at a lower price than what we were previously paying. A huge plus is also that I can understand the policy! Thank you!Debi Hertert
Thought I’d let you know I just posted in three different places on the vacation rental community blogs that Proper Insurance is the way to go for short-term rental insurance. Everyone out there is asking the same question on these blogs— where can I get coverage for my vacation rental, what should I do, etc. There is a lot of confusion about what kind of policy is needed, what companies will insure vacation rentals, whether their current insurance is sufficient. Anyway, I am so happy to have come across Proper that I thought I’d get the word out.Anonymous Owner
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
What is considered short-term renting?
Who is Proper Insurance?
Does Proper Insurance pay claims?
Why does my homeowner's policy not cover my short-term rental?
Is my short-term rental really a business?
I have a landlord policy and have been told this covers my short-term rental, is this correct?
How do I get covered for business activity?
If I insure my short-term rental as a business, can I also stay there?
My short-term rental is also my primary residence, can I still purchase the Proper Policy?
What if I also live at the short-term rental, can I still purchase the Proper policy?
If I have the Proper policy do I keep my homeowner's or landlord policy in place?
Does the Proper policy cover vacation rental condos and homes?
What is personal liability?
Does my personal umbrella cover over my short-term rental?
What is a commercial umbrella?
I have my short-term rental under a Corp is this OK?
Why don't all the major insurance carriers offer a policy for short-term rental properties?
Do you have more questions?
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