Breezeway is software built mainly around property managers and hosts. When you clean for one, you're invited in as a vendor — listed next to the plumber, accepting their tasks, inside their workspace, under their brand. You own none of it. Rinsebase is the platform you own: your clients, your crew, your invoices, your brand. Built by a Marine Corps veteran whose wife runs a cleaning crew.
Breezeway is genuinely good software. It's just built mainly around the property manager and the host. It sells a cleaner-facing product too, but walk through it and the DNA shows: AI-powered guest messaging, digital guidebooks, 24/7 guest support, preventative-maintenance work orders, and native integrations with 40+ property management systems. Nearly all of it is aimed at the person who owns the bookings.
So when a property manager hires your cleaning company, here's how you usually show up in Breezeway: as a vendor. Their own site says it plainly — property managers "invite cleaning companies, plumbers, and other vendors to accept tasks." You get a service-provider login to accept their tasks. The client relationship, the property data, the photo history — all of it sits in their workspace, under their brand. When that contract ends, ask what history you can take with you. You were never the customer. You were the labor.
The other option is to pay Breezeway yourself, per unit, to manage the properties you clean. But it still can't do the things a cleaning business actually runs on: invoice your clients, run your payroll, give your hosts a portal under your name. Breezeway Payments can pay your crew per task, but that isn't payroll. It wasn't built around any of that — because it was built around the manager. Rinsebase was built for the cleaning-company workflow: a multi-client book, photo verification, payroll, invoicing, and a branded portal — on flat pricing that doesn't climb with every property you take on.
Where Breezeway has the edge: native integrations with 40+ property management systems (Rinsebase is an Official Partner with OwnerRez and Hospitable, connects Guesty and Hostaway by public API, and covers the rest by iCal), an AI guest-messaging / digital-guidebook / 24-7 guest-support suite (Rinsebase doesn't do guest experience — that's the host's job, not the cleaner's), preventative-maintenance work orders (Rinsebase books repair visits from crew incidents on Pro and Scale, but has no preventative-maintenance calendar), 10 to 12+ languages in the crew app (Rinsebase is English, Spanish and Portuguese), and a larger, more mature customer base. If you're a property manager running cleaning in-house — not an independent cleaning company — Breezeway is likely the better fit. That's their customer, and they serve them well.
Breezeway prices its Operations platform per unit. It publishes $19.99/unit/month for portfolios under 5 properties (the first property is free); 5 or more properties is quote-only, with volume discounts, and the guest-messaging, guidebook, and 24/7 support tools are paid add-ons on top. That makes sense for a property manager: they own the units, so they pay per unit. For a cleaning company running its own account it runs backwards — every new property you take on raises your bill, and you still can't invoice your clients or run payroll from it. Rinsebase flips the axis: you pay for the size of your crew, not the number of properties, so a growing book of business doesn't raise your software bill on its own.
Same business — a 5-person crew cleaning 100 properties: Breezeway quotes a portfolio that size, and at its $19.99 entry rate it would be about $2,000/mo before volume discounts. Rinsebase is $99/mo on Growth. Every property after that is free.
The catch with "free": often you won't pay Breezeway a cent — the property manager invites you in at no cost. But free has a price. You're labor inside their system, you own no client relationship, no data, and no brand. When the contract ends, ask what history you can export — the record of those properties sits in their workspace. Rinsebase starts at $39/mo and you own all of it.
| Feature | Rinsebase | Breezeway |
|---|---|---|
| Built for the cleaning company (account owner) | ✓ | Built mainly around the property manager |
| You own your clients & data (not a vendor seat) | ✓ | ✗ |
| Pricing model | Per crew / per company | Per property / unit |
| Starting price | From $39/mo | $19.99/unit/mo under 5 properties; 5+ quoted |
| Multi-client CRM (many independent clients) | ✓ | ✗ (single portfolio) |
| Invoice your own clients | ✓ | ✗ (Payments pays vendors, doesn't bill clients) |
| Stripe Connect autopay | ✓ (Pro and up) | ✗ (autopay pays vendors) |
| Payroll with mixed pay rates | ✓ | Pays crew per task via Stripe; not payroll |
| GPS clock-in / clock-out for payroll | ✓ | ✗ (live staff location, no clock-in/out found) |
| Mileage tracking (GPS, your rate) | ✓ | ✗ |
| SOS safety button for crew | ✓ | — |
| Branded client portal you own | ✓ | ✗ (clients live in the PM's account) |
| Owner-controlled issue reporting (you decide what reaches the host) | ✓ | ✗ (issues sit in the PM's workspace) |
| Lost & found + restock tracking, in one Issues view | ✓ | Low-stock alerts; no single Issues view |
| Power outage alerts per property | ✓ | — |
| After-clean photo capture | ✓ (in your branded portal) | ✓ (in the PM's account) |
| Per-property checklists + mobile crew app | ✓ | ✓ |
| Supply / inventory tracking | ✓ | ✓ |
| Auto-schedule jobs from bookings | ✓ | ✓ |
| Real-time PMS API partners | ✓ OwnerRez + Hospitable (Official Partners) | ✓ |
| Native PMS integrations | OwnerRez + Hospitable + Guesty + Hostaway, iCal for the rest | ✓ 40+ PMS |
| AI guest messaging / guidebooks / 24-7 guest support | ✗ (not a cleaner tool) | ✓ |
| Preventative-maintenance work orders | Repair visits from crew incidents (Pro and Scale); no preventative-maintenance calendar | ✓ |
| Crew app languages | English + Spanish + Portuguese | 10 to 12+ languages |
| Free to start | ✓ 14-day trial, no card | ✓ freemium (1st property) |
Honest call-outs: Breezeway integrates natively with 40+ property management systems, runs a full guest-experience suite (AI messaging, digital guidebooks, 24/7 guest support), carries preventative-maintenance work orders, and supports 10 to 12+ languages in its crew app. Rinsebase doesn't match it on guest experience or PMS breadth — by design, because those serve the host, not the cleaning company. The features above are the spine of running a cleaning business, and that's where Rinsebase is built to win.
Breezeway and Rinsebase can live side by side. If a property-manager client insists on Breezeway, keep accepting their tasks there — and run your business on Rinsebase alongside it. Most cleaning companies are up and running within an hour:
1. Stand up your account — Add all of your clients (not just the ones on Breezeway), their properties, and your crew. Import existing client and property lists by CSV; addresses geocode in the background.
2. Connect your calendars — Send your client a one-click connect invite for OwnerRez, Hospitable, Guesty or Hostaway and their bookings, cancellations and reschedules sync automatically — you never touch their login. For Airbnb, VRBO, Booking.com and anything else, paste each iCal URL once. If a property manager runs a property in Breezeway, you can still sync that property's calendar into Rinsebase by iCal from its booking channel.
3. Invite your crew — Enter their email or phone. They get a branded invite, download the iOS or Android app, and pick English, Spanish, or Portuguese at first login.
4. Turn on invoicing + Stripe Connect — Bill your residential and direct clients, enroll them in autopay (Pro and up), and let invoices fire automatically when jobs complete (Growth and up). Money flows straight to your bank.
5. Give your hosts a branded portal — Your name, your logo. They see their schedule, after-clean photo proof, and can request additional cleans straight into your approval queue.
"I'm Todd. Marine Corps veteran. My wife runs a cleaning crew. I watched her clean for property managers using software where she was just a name on a vendor list — accepting tasks in someone else's account, with none of it hers. So I built the platform that puts the cleaning company in the driver's seat, not the back of the van."
Keep your Breezeway tasks if your clients want them. Run everything that actually is your business — clients, crew, payroll, invoicing, your brand — on Rinsebase.
14-day free trial. No credit card. Set up in under an hour. Cancel anytime.