Breezeway Review: From Our Team of Superhosts

If you’re looking for a platform to transform your guest messaging and rental operations, maybe it’s time to set your sights on Breezeway. Breezeway uses smart automation features to help hosts and property managers stay on top of their cleaning routines, property maintenance, and overall Airbnb tasks. You know what they say, work smarter, not harder.

Today, our team of Superhosts here at BNBCalc will put Breezeway to the test and fully explore the platform. Join us as we share our thoughts and experiences throughout our Breezeway review. Let’s find out together if Breezeway can improve rental operations or if you’re better off looking the other way.

Best Breezeway Features and How Hosts Can Use Them for Their Airbnb

Breezeway offers numerous features ranging from guest communication to task automation. Here are a few ones that stood out during our testing and how you can use them to improve your vacation rental business.

Automated Workflows and Task Scheduling: Task scheduling simplifies your operations by automating the entire process from task creation, delegation, scheduling, monitoring, and completion. We really loved this feature as it helps you be more hands-off when it comes to the check-in and check-out process. You can create specific workflows based on triggers like guest arrival or departures and assign tasks like sending welcome messages, providing relevant property information, and even cleaning. It can also work for more unique tasks like extra services your rental provides and scheduling deep cleans if reservations for larger groups are made, among others. It’s a very flexible feature and really depends on how you create workflows to utilize its fullest capacity. It’s one of the harder ones to master and can take time to set up, but once you’re done, you won’t have to lift another finger.

Smart Checklists and Mobile App: So, how can you ensure consistent quality and proper monitoring even when you aren’t there to personally inspect things? Smart Checklists allow you to create custom checklists, defining the exact specifications you want for each task. Your staff can then include comments, attach photos, and track time, all from the confines of the handy mobile app.

Inventory Tracking: Keeping up with your inventory can be a very tedious task. Let’s be real, it’s something we don’t want to do, but have to do for our rentals. Only if there was a way to keep things like toiletries, tissues, and cleaning materials in stock. We used the Breezeway Inventory Tracking features to manage our supplies and keep all of them organized within the dashboard. This ensures that you’ll always know how much of each item you have left and avoid running out of essentials when your guests need them the most. It’s honestly a pretty simple tool that allows you to create customizeable supply sheets readily available to export or print.

AI Messaging and Upselling: The final feature that stood out to us is one of the most important ones yet. Breezeway’s AI messaging system covers most of the repetitive exchanges that happen during guest communication. It can automatically send messages based on specific replies or events triggered by guests. This ensures active and quick responses, giving guests great customer service even when you’re offline. You can also use it to automate your check-in process providing property information, access codes, and welcome messages whenever a guest checks in. On the other side, once a guest checks-out Breezeway can automatically assign the cleaners and other staff to your rental. It’s also smart enough to know when it can send guests messages for upselling services or extended stays. It makes use of custom rules you set to offer discounts to help fill-in gap nights. If your rental also offers other services, you can use Breezeway to send them purchase links and do the entire confirmation and payment process through messages. It’s a really convenient tool that elevates your guest communication.

Breezeway Pricing: How Much Does Breezeway Cost?

We’ve tried finding the exact pricing plans on Breezeway. Unfortunately, they don’t publicly display all of their prices anywhere online. This is mainly because their prices are based on individual factors that are unique to each host or property manager’s needs. They do offer free demos and quotations upon request to find out how much it’ll cost your business to use Breezeway.

We were able to find that Breezeway costs $19.99 per property per month for hosts or property managers with 4 or fewer units. This includes full access to their messaging and operations features. For hosts with 5 or more units, you’ll get your quotation during your demo. Breezeway already does work for businesses with only one rental and enterprise-grade clients with hundreds, so they’ll surely have a plan that fits your portfolio.

From our experience, while Breezeway offers monthly billing, their contracts are mainly renewed annually. This can be a dealbreaker to those who don’t want to fully commit to a platform, but they also offer a very generous 60-day cancellation policy so you don’t need to worry that much.

Breezeway User Experience

We’ve come to find that Breezeway offers convenience both for you and your guests more than anything else. Their dashboard allows us to view any maintenance or cleaning we have scheduled. You can also make changes directly from the dashboard or go deeper into each task to find more intricate details. We’ve found this incredibly useful in helping keep up with our combined 27-property portfolio. We can only imagine how much of a nightmare it is for larger rental owners.

Breezeway was pretty easy to set up and its integrations with the PMS we already use, Hospitable and Guesty, made it quick to sync up the calendars across multiple listings. You should have a similar experience since they do have direct integrations with a variety of property management software and booking channels.

While we’ve found Breezeway’s AI messaging to be fairly basic, it still helps in answering repetitive questions and saves time when it suggests replies. We liked that you can set it up to automatically send messages based on specific triggers. It makes sending crucial data like a guidebook, smart lock access codes, the wifi password, and any additional information easy and on time. We didn’t have to worry about being online whenever guests would check into one of our rentals.

When it comes to the check-out procedure, Breezeway notifies you whenever guests leave the property and sends tasks to your cleaning team for a quick and automated turnover process. This can help make your cleaning process completely independent, ensuring you’ll always have clean rentals, even during your busiest days.

Their AI messaging tool is also smart enough to recognize guest reports like broken items, malfunctioning appliances, or electrical work, and automatically creates a task for these concerns. It handles the scheduling and comes complete with documentation, as long as you have the team to back it up.

Their AI messaging also works hand-in-hand with their Upsells feature, automatically offering discounted stays based on gap nights and handling any extra services your rental provides. It can help a lot with boosting revenue, especially during off-seasons where you might have a couple nights between reservations.

Overall, we really liked the clean interface that Breezeway has, along with its very simple and modern design elements. The mobile app follows this same design scheme but we did find that it doesn’t have the same capabilities the desktop platform has. Regardless, we’ve still found both to be useful in monitoring and streamlining the messaging and task process within vacation rental businesses.

Breezeway Reviews From Across the Web

Of course, our experience isn’t fully representative of the entire Breezeway platform. It may work for us, but not for others. So, we’ve gone ahead and collected a handful of Breezeway reviews left by verified users to paint a fuller picture.

• Ashley A says this about the platform: “Ease of use. We also love how we don’t have to schedule cleaners because it automatically does. Assigning tasks is simple, and we like how we can require photos from the cleaning team.”
• David F left this comment: “The overall ease of use is fantastic. I love that I can quickly view which cleaners and inspectors I have scheduled, make any changes on the fly, and the fact that everything is automated! Breezeway saves me time, and the more time I have, the more I can refine my systems and take down more deals!”
• Demi D claims this: “The experience has been great, as always there are room for improvement but also more time in the system will help our company utilize all features. Cons: The lack of a generic department and ability to import data / color codes in the system.”

Based on public reviews, Breezeway seems to leave its users happy with their services. The comments were praising how convenient and easy to use the platform is, while saving them time through scheduling and automated messages. Others seem to love the customized checklists and the ability to really modify the workflows according to their needs. However, some users noted that the app does need a bit of work and doesn’t really have the same functionality as the website. There were also a few reviews stating that some of Breezeway’s features aren’t working correctly in some areas.

As a whole, it still seems like most hosts and property managers are satisfied with Breezeway. It is reflected by their solid 4.6 out of 5-star score over on Capterra.

Final Thoughts

Breezeway provided us with a great experience that takes repetitive, mundane, and some complex tasks and streamlines them. Their AI messaging and guest communication features are definitely standouts and are great to have for anyone managing a vacation rental/s. While it can work for hosts and property managers with only a handful of rentals, we believe that it’s more valuable for those with a larger portfolio.

If you’re considering starting out your own Airbnb rental or just looking for a new addition to your portfolio, we suggest checking out our BNBCalc property analysis tool to give you an insight into properties on your radar. It can help you make data-driven decisions, based on what active rentals are already earning, allowing you to get an idea of not only revenue but also expenses, and paint a fuller picture of your potential investment.