Breezeway
The AI operations platform for short-term rental and hospitality teams
About Breezeway
Breezeway is a property care and operations platform for vacation rental managers, hosts, hotels, and service providers. It pulls reservation data from 40+ property management systems to auto-schedule cleanings, inspections, and maintenance, and adds mobile checklists, guest messaging, digital guidebooks, and AI agents for operations and guest replies.
Pros & Cons
Pros
- Auto-generates turnover, inspection, and maintenance tasks from reservation data, cutting manual scheduling
- Integrates with 40+ PMS platforms plus Airbnb and Vrbo iCal feeds
- Field-friendly mobile app with offline sync and checklists in 12+ languages
- Combines operations, guest messaging, guidebooks, and upsells in one platform
- Reviewers frequently praise the responsive support and onboarding team
Cons
- Only the small-host plan has a public price; larger portfolios must book a call for a quote
- Customization of workflows, departments, and template ordering is limited according to reviewers
- Owner cost reporting and labor expense tracking can require extra software
- Some users report slow mobile sync, battery drain, and a learning curve
Key Features
Automated task scheduling
Creates cleanings, inspections, and maintenance tasks automatically from check-ins, check-outs, and reservation changes in your PMS.
Mobile app and smart checklists
Customizable checklists with photo proof on iOS and Android, available in 12+ languages and usable offline without Wi-Fi.
Maintenance and work order tracking
Track maintenance requests and work orders from report to completion across your whole portfolio.
Controller ops agent
AI agent that turns alerts into an operations feed, suggests task assignments, and sends a daily summary so issues are caught before guests notice.
Concierge guest messaging agent
AI guest messaging grounded in your property details that replies 24/7, can require review before sending, and turns guest requests into tracked tasks.
Digital welcome book (Guide)
Personalized digital guidebooks for each property, plus guest upsells such as early check-in and gap-night offers.
Inventory and supplies tracking
Track supplies and sundries at each property and flag restocking needs during turnovers.
Insights and owner reporting
Real-time operations dashboard plus reports for owners on cleanings, inspections, and maintenance work.
Task payments and vendor management
Pay cleaners and vendors for completed tasks and manage outside service providers from one place.
PMS and smart lock integrations
Connects to 40+ property management systems, iCal feeds from Airbnb and Vrbo, and smart locks for remote access codes.
Pricing
- For hosts with under 5 properties
- Customizable checklists and mobile app (12+ languages)
- Automatically schedule and pay cleaners
- Real-time visibility into cleanings, inspections, and maintenance
- Guest Messaging, Guide, and Assist available as add-ons
- For growing operators with multiple units
- Task scheduling and workflow automation
- Maintenance and work order tracking
- Inventory management
- Insights and owner reporting
- Vendor management tools and task payments
- Everything in Operations Pro
- AI-powered guest messaging
- Guest upsells
- Guide digital welcome books
- 24/7 Assist call center team
- Concierge AI agent and Smart Locks available as add-ons
Best For
Vacation rental turnovers
Property managers schedule and verify every clean and inspection between stays automatically from PMS bookings.
Preventative maintenance
Operations teams log issues found during cleans and track work orders to completion before they affect guests.
Guest communication at scale
Managers use AI messaging and digital guidebooks to answer guests 24/7 and route requests into tasks.
Cleaning and service providers
Cleaning companies coordinate crews across client properties with checklists, photo proof, and task payments.
Hotels and corporate housing
Housekeeping and maintenance teams in hotels, resorts, and student or corporate housing coordinate daily field work.
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