For cleaning companies that want the account, not the listing

Free for cleaners.
Because the host is the customer.

Properly's provider app costs you nothing, takes no commission, and throws in free training and certification. That's a real deal — and it's possible because the host pays $12.99 per property per month, and you don't pay anything. Software answers to whoever buys it. So you get certified, you get listed, and jobs arrive from the host's bookings — while the client relationship, the proof and the brand stay on their side of the glass. Rinsebase is the one where you're the customer. Built by a Marine Corps veteran whose wife runs a cleaning crew.

Start Free — No Credit Card See Full Comparison

Why cleaning companies switch

Read the homepage they wrote

Properly's own headline is "Grow Your Portfolio. We Run the Operations." Underneath it: "Add doors without adding headcount." The site describes itself as CoHosting for property managers and professional hosts.

Nothing there is aimed at you. Doors are what a host counts. Headcount is what you are. That isn't an insult and it isn't sloppy marketing — it's an accurate description of who the product is for, written by the people who built it.

And they built it well. The visual checklist is genuinely the best expression of that idea in the industry: the host pins a reference photo to each task, your cleaner submits a live photo matching it, in any of eight languages. Free training modules. A certification you can point at to charge more. No commission on your work. If you are one person with a van looking for steady turnovers, Properly is a good place to be.

It stops fitting the day you stop being headcount.

You've got nine clients now. Four found you through the platform, five you won yourself. Three of them have never heard of Properly and aren't going to install anything.

Your crew of six is on four different pay arrangements. Invoices go out from a spreadsheet on Sunday night. When a property manager asks for proof that last Tuesday's clean happened, you go into the host's app, screenshot their photos, and email them back to them.

You are running a real company. Every tool you have thinks you're a job on someone's calendar.

That's the whole comparison. Properly is excellent at making a cleaner easy for a host to hire, brief and verify. Rinsebase is built for the part that starts once you have your own clients, your own crew and your own name to protect.

Follow the money

Who the software answers to

This is the clearest way to see the difference. Both products are honest about it in public — one charges the host per property, the other charges the cleaning company per crew member.

Properly

The host pays

You are the service provider

$12.99 per property / month, self-serve
$5 per Real-Time Inspection add-on
CoHosting from $99 per property / month
Provider app free — no commission taken
Their bill rises with their door count

Rinsebase

You pay

You are the customer

From $19 / month, priced by crew size
Properties unlimited on every plan
Your clients pay you, through your invoices
Stripe Connect routes money to your bank
Your bill rises only when you hire

Neither model is dishonest. But they produce different products. A tool the host pays for will always be organized around what the host needs to see — is the property ready, did the tasks get done, does the photo match. A tool the cleaning company pays for gets organized around what you need: who owes you money, who's working Thursday, which client is actually profitable, and what the property manager sees when they log in to check on you.

The ownership difference

What a cleaning company runs on
that a checklist app doesn't carry

A real multi-client CRM. Not the clients who happen to use one platform — all of them. STR hosts, property managers, residential, commercial, each with their own properties, crews, checklists and pricing, in one book of business you own outright.

Only in Rinsebase

Invoice your own clients, with Stripe Connect autopay. Rinsebase auto-drafts the invoice the moment a clean is completed, prices it from your per-property rules, emails it under your brand, and routes the money straight to your bank. No side channel, no Sunday-night spreadsheet, no chasing.

Only in Rinsebase

Payroll with mixed pay rates. Hourly, per-job, per-property and salaried crew in the same pay period, with per-property rate cards. Rinsebase calculates it from the clock, not from memory.

Only in Rinsebase

camera-verified photo proof, in three structured layers. Before, after and incident photos — not just per-task completion shots — each stamped with the location it was taken. Properly's verification photos are live-capture and timestamped, but not location-verified. When a property manager disputes whether a crew was ever on site, the pin on the map is what ends the conversation.

Only in Rinsebase

A branded client portal you own. Every host and property manager you serve gets their own portal — their properties, their schedule, their after-clean photo proof — under your cleaning company's name and domain. Not a screenshot from someone else's app. It's the single strongest reason cleaning companies win and keep property-manager contracts.

Only in Rinsebase

You decide what reaches the client. Crews flag damage, pests, lost & found and low supplies from the field, and it all lands in one Issues view for you to review first. Nothing reaches the host until you send it, under your brand.

Only in Rinsebase

GPS clock-in / clock-out and mileage. A geofence check while clocked in, background location on the mobile app, an SMS escalation when someone is still on the clock long after the job ended, and IRS-rate mileage logged between properties. Payroll integrity instead of estimation.

Only in Rinsebase

An SOS safety button for solo cleaners. One tap sends a crew member's GPS location, the property and the job detail straight to dispatch. For someone walking alone into an unfamiliar short-term rental, it matters more than any feature on a comparison table.

Staff for the season before it lands. Rinsebase forecasts every clean coming across all your clients for the next twelve months, flags the back-to-backs, and estimates crews needed per day. You hire for the summer rush in spring, not in July.

Priced by crew, so growth is free. Plans start at $19/mo and scale with the size of your crew, with properties unlimited on every plan. Winning a forty-property contract costs you nothing extra unless you hire to staff it — the opposite of a per-property bill.

Only in Rinsebase

Where Properly has the edge: its visual reference-photo checklists are the best in the category and the reason it's so often recommended for quality control — if photo-matched task verification is the core of what you need, evaluate it directly. Its cleaner training library and certification programme are free and genuinely useful, and Rinsebase has no equivalent. It supports eight languages in cleaner instructions against our three. Its Real-Time Inspection add-on catches issues automatically, which we don't offer. And its marketplace can put work in front of you — Rinsebase deliberately isn't a marketplace and will never send you a job.

Feature comparison

Rinsebase vs Properly —
head to head

Capability	Rinsebase	Properly
Who the paying customer is	The cleaning company	The host / property manager
Pricing basis	Per crew — properties unlimited	Per property, paid by the host
Starting price	From $19/mo	$12.99/property/mo (host pays)
Cost to the cleaner	You're the subscriber	✓ Free, no commission
Visual checklists with reference photos	✓ per-property + photo requirements	✓ best-in-category
Photo verification	✓ before / after / incident	✓ live per-task match
camera-verified photos	✓	✗ timestamped, not location-verified
Automated inspection add-on	—	✓ $5 per inspection
Cleaner training & certification	—	✓ free library + certification
Crew app languages	English + Spanish + Portuguese	8 languages in cleaner instructions
Marketplace that sends you jobs	— by design	✓ vetted cleaner marketplace
Booking calendar sync	✓	✓
Multi-client CRM (many independent clients)	✓	✗ not in published features
Invoice your own clients	✓	✗ not in published features
Stripe Connect autopay to your bank	✓	See note below
Payroll with mixed pay rates	✓	✗ not in published features
Crew management & scheduling for your team	✓	✗ not in published features
GPS clock-in / clock-out for payroll	✓	Not published
Mileage tracking (IRS auto-calc)	✓	Not published
SOS safety button for crew	✓	Not published
Client portal under your brand & domain	✓	✗ proof lands in the host's account
12-month staffing forecast across all clients	✓	—
Real-time PMS partners	OwnerRez + Hospitable (Official Partners)	Connects host booking calendars
Free to start	✓ 14-day trial, no card	✓ free provider app

How we built this table: everything in the Properly column comes from Properly's own public website and help centre as of August 2026. Where they don't publish something we've written "not published" rather than marking it absent. On payments: Properly's service-provider page says payments are processed automatically after job completion, while their help centre documents payment being arranged directly between host and provider outside the platform. We can't reconcile those two, so we're not scoring it — ask them which applies to your account, and hold us to the same standard.

Is it right for you?

Who should switch
from Properly?

Switch to Rinsebase if you...

✓Run a cleaning company rather than working as an individual provider
✓Have clients who don't use Properly and never will
✓Need to invoice your own clients and get paid without chasing anyone
✓Employ a crew and need payroll, scheduling, clock-in and mileage
✓Are tired of screenshotting proof out of a client's app to send back to them
✓Want a portal your hosts log into under your name — the thing that wins PM contracts
✓Want to own the client relationship rather than inherit it from a platform

Stick with Properly if you...

✗Are a solo cleaner who wants steady work handed to you at no cost
✗Rely on the marketplace to find new hosts
✗Are a host or property manager yourself — Properly is built for you, Rinsebase isn't
✗Need reference-photo task matching or automated inspection as the core of your quality process
✗Need cleaner instructions in a language beyond English, Spanish or Portuguese

Plenty of cleaning companies run both, and that's a perfectly good answer — keep accepting Properly jobs from the hosts who use it, and run the company itself somewhere you own.

Switching & coexisting

How to run your business
on Rinsebase

You don't have to leave Properly to start. Keep the jobs coming in from hosts who use it, and stand your own business up alongside — most cleaning companies are running within an hour:

1. Stand up your account — Add every client you serve, their properties and your crew. Import existing client and property lists by CSV; addresses geocode in the background.

2. Connect the calendars — Your client accepts a one-click connect invite for OwnerRez, Hospitable, Guesty or Hostaway, and their bookings sync automatically. Airbnb, VRBO, Booking.com and anything else connect by iCal. You never handle a client's login.

3. Invite your crew — Enter an 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 — Invoices draft themselves when a clean completes, priced from your per-property rules. Enroll clients in autopay and money lands in your bank.

5. Give every client a branded portal — Your name, your domain. They see their schedule, after-clean photo proof and guest-ready confirmation, and can request extra cleans straight into your approval queue.

Common questions

Rinsebase vs Properly —
straight answers

What is the difference between Rinsebase and Properly?

Properly is built for the host and the property manager. Its own homepage says CoHosting for property managers and professional hosts, and its pitch is growing a portfolio without adding headcount. A cleaning company appears in Properly as a service provider: you get certified, you get listed in the vetted marketplace, and jobs land on your calendar from the host's bookings. Rinsebase is built for the cleaning company as the customer. It holds every client you serve, invoices them under your brand with Stripe Connect autopay, runs payroll across mixed crew pay rates, and gives each host a portal carrying your name. Properly helps you get work. Rinsebase runs the company that does it.

Is Properly free for cleaners?

Yes. Properly's service provider app is free to download and use, with no commission taken on what you earn, and it includes free training modules and a certification programme. That is a genuinely good deal for an individual cleaner. It is free because the cleaner is not the paying customer — the host or property manager pays for the platform, at $12.99 per property per month for the self-serve plan. That is the structural point of this comparison, not a criticism of the price: the product answers to whoever pays for it, and in Properly's case that is not you.

How much does Properly cost compared to Rinsebase?

Properly publishes its pricing: $12.99 per property per month for the self-serve platform, a Real-Time Inspection add-on at $5 per inspection, and managed CoHosting from $99 per property per month. All of it is charged per property, and the host pays it. Rinsebase starts at $19 a month and is priced by the size of your crew, with properties unlimited on every plan. The cleaning company pays, and taking on a new forty-property contract does not raise your software bill unless you hire crew to staff it.

Does Rinsebase have visual checklists and photo verification like Properly?

Yes, though they are shaped differently. Properly's visual checklists are excellent and are the heart of its product: the host pins reference photos to each task and the cleaner submits a live photo matching it. Rinsebase uses per-property checklists with photo requirements plus structured before, after and incident photos, and its photos are GPS-stamped — Properly's are timestamped but not location-verified. The more important difference is where the proof lands. In Properly it lands in the host's account. In Rinsebase it lands in a portal that carries your cleaning company's name, which is what you show a property manager when you are pitching for the contract.

Can I use Rinsebase if my client uses Properly?

Yes — they coexist, and this is common. If a host or property manager runs Properly and wants your crew accepting jobs in it, keep doing that. Run your own business on Rinsebase alongside it: every client you serve rather than the ones on one platform, your crew, your payroll, your invoicing, and a branded portal under your name. Each property's calendar syncs into Rinsebase independently, so you are never waiting on someone else's system to know when a checkout happens.

Which booking platforms does Rinsebase connect to?

Rinsebase is an Official Partner with OwnerRez and Hospitable, both with real-time API sync — bookings, cancellations and reschedules land instantly. Guesty and Hostaway connect through their public APIs. Airbnb, VRBO, Booking.com and anything else connect by iCal. Your client connects their own account from a one-click invite and picks which listings you clean, so you never handle a property manager's login.

Does Rinsebase have a free trial?

Yes — 14 days free, no credit card required. You can run the full platform during the trial, including client import, crew invites, scheduling, photo verification, invoicing, Stripe Connect and calendar sync.

Free for cleaners.Because the host is the customer.

Read the homepage they wrote

Who the software answers to

What a cleaning company runs onthat a checklist app doesn't carry

Rinsebase vs Properly —head to head

Who should switchfrom Properly?

How to run your businesson Rinsebase

Rinsebase vs Properly —straight answers

Be the customer, not the listing

Free for cleaners.
Because the host is the customer.

What a cleaning company runs on
that a checklist app doesn't carry

Rinsebase vs Properly —
head to head

Who should switch
from Properly?

How to run your business
on Rinsebase

Rinsebase vs Properly —
straight answers