Best cleaning/turnover software for STR hosts: Turno vs Breezeway vs Properly (2026)

Name the turnover problem before buying

“The cleaning process needs work” can mean several things. You might lack a dependable backup cleaner, have trouble communicating changed departure dates, or discover missing supplies after arrival. You might have excellent cleaners but no consistent inspection process. Those problems lead to different first choices.

Use the last few turnovers to write a short failure log. Record what happened, who noticed, who fixed it, and which information was missing. Then select one problem for a pilot. Buying software to solve an undefined quality issue makes it difficult to tell whether the purchase helped.

We reviewed the vendors' own pages below. We did not hire cleaners through these platforms, assess local service coverage, or measure cleaning outcomes. The recommendation is where to start your evaluation. The pilot should involve the cleaner or coordinator who will actually use the product.

Turno: start with cleaner coordination

Turno's pricing and features page documents a cleaner marketplace, automated scheduling, and payments. Its photo-checklist page describes property-specific instructions and photo or video uploads. We would evaluate it first when the immediate job is finding coverage and making each turnover assignment clear.

Test with your existing cleaner before assuming you need a replacement. Ask them to receive an assignment, locate the entry instructions, follow the checklist, and report a missing item. If you need marketplace coverage, check actual availability and proposed terms for your property before building a staffing plan around it. A marketplace listing does not establish that a suitable person is available on your busiest date.

The subscription rules matter. Turno lists no platform subscription for a single-property account or for accounts using marketplace cleaners exclusively. Its subscription help article defines a billable property as one with an external teammate and says a paid plan is required at two or more billable properties. It lists US$10 per billable property per month, or US$96 per billable property billed annually. Cleaning services and applicable platform/payment charges are separate. Subscription-free does not mean the turnover itself is free.

Read the Turno profile, compare Turno vs Breezeway, and visit Turno to confirm the arrangement for your team.

Breezeway: start with the whole property-care workflow

Breezeway's pricing page describes a first-property Freemium option for cleaning, maintenance, and inspections. Essential Ops lists task scheduling, work-order tracking, inventory monitoring, and a property dashboard, with pricing by quote. Its platform overview also describes work coordination and checklists.

That combination makes Breezeway our first evaluation when several roles must agree that a property is ready. Give the demonstration a sequence: a cleaner finds damage, a maintenance person receives the issue, and a coordinator decides whether the property can welcome the next guest. Ask each person to show the status they see and the action they take.

Choose this path when the problem extends beyond assigning a clean. If you chiefly need a backup cleaner, first resolve the sourcing question and compare the narrower workflow. We have not verified a universal numeric price for a multi-property Essential Ops subscription; request the actual portfolio and feature scope.

Use the Breezeway profile, Breezeway vs Properly, and visit Breezeway to organize a property-care demonstration.

Properly: start with instructions and evidence

Properly's photo-checklist page documents visual instructions and required photo proof before task completion. Its pricing page separates the self-service Platform from Real-Time Inspection and managed services. We would evaluate it first when you need to show precisely how a room should be prepared and review evidence of the result.

For the pilot, choose a room with several easy-to-miss details. Create reference photographs of the desired setup and ask a cleaner unfamiliar with that room to follow the instructions. Review whether the submitted photographs let the coordinator make a useful decision. A photo is evidence to inspect; it does not automatically establish that every surface is clean or every appliance works.

The page advertises Platform pricing starting at $12.99 per property per month and a separate $5 per inspection service. It directs buyers needing direct Guesty, Hostaway, or other PMS API connections to Pro. Confirm the selected tier and property-count total rather than assuming that the starting price includes that connection or inspection work.

Read the Properly profile, compare Turno vs Properly, and visit Properly. Decide explicitly whether you are buying software, an inspection service, or managed operational help.

Who should pick what?

• You need to find and coordinate cleaner coverage: evaluate Turno first, including availability for the specific property and your existing-team subscription conditions.
• Cleaning repeatedly exposes maintenance and inventory issues: evaluate Breezeway first with the people who resolve those issues.
• Different cleaners interpret your instructions differently: evaluate Properly's visual workflow alongside Turno's photo checklists.
• You want someone else to review submitted photos: examine Properly's separate inspection offer and define what happens after an issue is flagged.

These recommendations overlap because real operating needs overlap. Choose two candidates that address the same failure, then run the same pilot. Do not compare a self-service checklist subscription against a managed service as though they purchase the same amount of work.

Budget software, services, and labor separately

Start with three lines: software subscription, paid platform services, and cleaning labor. Add applicable transaction charges and your internal coordination time. Ask each vendor what changes when you add a property, invite your own cleaner, or connect an existing PMS. These are proposal questions, not fees we assume all three charge.

For a concrete subscription example using Turno's documented billing rules, five billable properties total US$50 per month. At its annual rate, those properties total US$480 billed annually, equivalent to US$40 per month. This arithmetic assumes all five have external teammates and use the listed rate, without a partner arrangement or negotiated plan. It excludes services and platform/payment fees.

Keep inspection volume visible. At Properly's advertised $5 inspection rate, twenty inspections would total $100, before the software subscription and any other applicable charges. That is an illustrative service calculation, not a quote for a twenty-turnover operation. Confirm whether the specific inspection arrangement you want uses that rate.

For Breezeway, request the same property count and required workflow in writing. Do not assign a price to an unpublished multi-property package. Compare the resulting total with the work your pilot actually removes, rather than treating an advertised starting amount as the whole operating budget.

Run a pilot that includes a problem

Prepare one representative property and a clear readiness deadline. Name the coordinator who approves the result and the backup contact if the assigned person cannot attend. Build the checklist from your property's requirements, with instructions for reporting an exception instead of simply checking an item off.

Then rehearse a changed departure time, a cleaner declining the job, a missing supply, and a task that needs rework. Ask whether the next person can see enough context to act without a phone explanation. Record the steps needed to reassign work, acknowledge the issue, and confirm completion.

Check the calendar connection with the vendor. Ask which reservation updates create or change tasks, how cancellations are handled, and how duplicate feeds are avoided. Confirm the proposed integration rather than assuming that any booking-calendar connection updates every operational detail.

Finish by reviewing the experience with the cleaner. Instructions that look clear on your laptop may be inconvenient during a job. Agree on which photos are necessary, who reviews them, and when a task is considered complete. Keep the existing scheduling process available until the replacement passes your acceptance checks.

FAQs

Is Turno free if I bring my own cleaner?

The published subscription rules distinguish a single-property account from a multi-property account using outside teammates. Apply the conditions above and confirm any partner eligibility. Service costs and applicable fees remain separate from the subscription.

Does a photo checklist replace an inspection?

Treat it as an input to your quality process. Decide which conditions a photo can establish and which need a person on site. If you buy a review service, agree on its scope and who handles a failed check before the next arrival.

Do I need a cleaning platform if I already have a PMS?

First test the task workflow you already own. Add a specialist when it solves a demonstrated gap in sourcing, instructions, verification, or coordination. Our Airbnb and Vrbo channel-manager guide helps clarify where reservation information should originate.

Which tool has the best cleaners?

We have not verified a comparative answer or local availability. Evaluate the people available for your property, their agreed scope, and your backup arrangements. Software features are not evidence of a particular cleaner's performance.

Sources

First-party pages opened and checked October 24, 2026. Pilot recommendations are editorial judgment; calculations state their assumptions and do not replace a vendor quote.

• Turno pricing and fees, billable-property rules, and photo checklists.
• Breezeway plans and operations platform.
• Properly pricing and separate services and photo-checklist functionality.