bcs From $0.95/mo · Free plan 9.3 Visit 
Breezeway for Student Housing
breezeway.io
What it is
Breezeway for Student Housing is a property operations platform for coordinating housing workflows and resident communications. It can automate move-in and move-out processes, schedule recurring maintenance, and support inspections with manager-created checklists. Tenant-led inspections can generate reports with photos and notes. Managers can follow team locations, job status, and progress in real time, then assign work based on proximity. The dashboard presents employee efficiency, labor and maintenance costs, inventory, and occupancy and vacancy trends. Integrations with property management systems and IoT devices can synchronize occupancy and resident data. Android and iOS apps include offline syncing, GPS map views, and photo uploads; the API supports reservation and property updates and retrieval of task and cost data. A free plan covers one property. Paid plans are property-based and billed monthly, with prices available by quote; a listed paid-from price is $19.99/mo. Support includes in-app messaging, email, and a Help Center for existing customers.
Spec sheet
- What it does
- Breezeway coordinates, communicates and verifies cleaning, maintenance, inspections and other property-service work for student-housing and other property operators.Read 20 Oct 2026 · breezeway.io
- Purpose
- Breezeway describes itself as a property operations and experience platform, and presents its student housing tools for automating tasks and simplifying communication.Read 3 Oct 2026 · breezeway.io
- API
- Breezeway's developer documentation says its API can create and manage reservations, update property information, and retrieve task and cost data.Read 3 Oct 2026 · developer.breezeway.io
- Integrations
- The help center lists integrations with dozens of PMS products, Airbnb and IoT partners such as PointCentral remote locks.Read 20 Oct 2026 · help.breezeway.io
- Mobile apps
- The student housing page specifies Android and iOS apps with offline syncing; it also says the apps provide GPS map view and photo uploads.Read 3 Oct 2026 · breezeway.io
- Support
- The company lists in-app messaging, support by email, and a Help Center for existing customers.Read 3 Oct 2026 · breezeway.io
- Access security
- Connected locks can generate, share and terminate temporary codes based on task assignment and completion.Read 20 Oct 2026 · breezeway.io
- API capabilities
- The public API can create and manage reservations, update properties and retrieve task and cost data.Read 20 Oct 2026 · developer.breezeway.io
- API credentials
- API access requires an active Breezeway account and API keys obtained through a request form; partners can receive keys spanning linked accounts.Read 20 Oct 2026 · developer.breezeway.io
- API documentation
- Developer documentation is split into guides and an endpoint reference covering errors and response formats, with a maintained changelog.Read 20 Oct 2026 · developer.breezeway.io
- API resources
- The developer hub documents authorization, property, reservation, task, people, company, supply and webhook-subscription APIs.Read 20 Oct 2026 · developer.breezeway.io
- Checklists and mobile app
- Custom checklists and mobile applications organize and track field work, including tenant-led inspections with photos and notes.Read 20 Oct 2026 · breezeway.io
- Company founded
- LinkedIn lists Breezeway as founded in 2017.Read 20 Oct 2026 · linkedin.com
- Company history
- Breezeway's FAQ says Jeremy Gall started the company in 2017.Read 3 Oct 2026 · breezeway.io
- Company size and headquarters
- LinkedIn lists Breezeway as a privately held Boston, Massachusetts company with 51–200 employees.Read 20 Oct 2026 · linkedin.com
- Funding news
- Crunchbase News reported an $8 million Series A on August 4, 2020, led by Schooner Capital with participation from Tamarisc Ventures, Krillion Ventures and Launch Capital.Read 20 Oct 2026 · news.crunchbase.com
- Google Play data handling
- Google Play says the app may collect location and personal information, encrypts data in transit and indicates data cannot be deleted.Read 20 Oct 2026 · play.google.com
- GPS map view
- The student-housing tools provide directions and a map view of open tasks.Read 20 Oct 2026 · breezeway.io
- Inspections
- Managers can create custom checklists for inspections, and tenant-led inspections can produce real-time reports with photos and notes.Read 3 Oct 2026 · breezeway.io
- iOS requirement
- The Property Care app requires iOS or iPadOS 15.1 or later; Mac use requires macOS 12 with Apple M1 or later.Read 20 Oct 2026 · apps.apple.com
- Legal name
- Crunchbase identifies the legal name as Breezeway Homes, Inc.Read 20 Oct 2026 · crunchbase.com
- Limit: app performance
- Apple App Store reviewers describe slow loading, input lag and delayed photo uploads, while one Google Play reviewer reported pages failing to load.Read 20 Oct 2026 · apps.apple.com
- Limit: configuration effort
- G2 summaries say configuration can be complex, requires ongoing effort and that common core requests may be addressed slowly.Read 20 Oct 2026 · g2.com
- Limit: mobile features
- G2 reviewers report delayed support responses and limited mobile-app functionality.Read 20 Oct 2026 · g2.com
- Limit: pricing and billing
- A Software Advice reviewer says they significantly overpaid when listings remained billable after syncing stopped.Read 20 Oct 2026 · softwareadvice.com
- Limit: search and bulk editing
- Software Advice reviewers report difficult exact-term task search and insufficient bulk filtering or mass-edit tools.Read 20 Oct 2026 · softwareadvice.com
- Maintenance
- Recurring maintenance tasks can be scheduled automatically to help identify issues before they arise.Read 3 Oct 2026 · breezeway.io
- Move-in and move-out
- The platform can automate move-in and move-out workflows to make turnovers consistent and thorough.Read 3 Oct 2026 · breezeway.io
- Offline mobile work
- The Android and iOS apps support offline syncing for field representatives.Read 20 Oct 2026 · breezeway.io
- Operational insights
- Its dashboard reports employee efficiency, labor and maintenance costs, inventory, problem properties and occupancy or vacancy trends.Read 20 Oct 2026 · breezeway.io
- Praise: support
- Several Software Advice reviewers describe customer support as responsive or top-notch.Read 20 Oct 2026 · softwareadvice.com
- Praise: workflow visibility
- Reviewers repeatedly praise task scheduling, checklists, dashboards, automation and clearer coordination of cleaning, maintenance and inspections.Read 20 Oct 2026 · softwareadvice.com
- Preventative maintenance
- Recurring maintenance workflows schedule work automatically and can reduce tenant-submitted tickets.Read 20 Oct 2026 · breezeway.io
- Pricing
- The pricing page says plans are property-based and monthly; it offers a free first-property Freemium plan, while paid plans require a quote.Read 3 Oct 2026 · breezeway.io
- Privacy and security
- Breezeway's privacy policy says it limits personal-information access to authorized employees and uses encryption in transit, firewalls, and intrusion-detection systems.Read 3 Oct 2026 · breezeway.io
- Rating on Apple App Store Messaging
- 2.6 out of 5 from 11 ratingsRead 20 Oct 2026 · apps.apple.com
- Rating on Apple App Store Property Care
- 3.1 out of 5 from 83 ratingsRead 20 Oct 2026 · apps.apple.com
- Rating on Capterra
- 4.6 out of 5 from 196 reviewsRead 20 Oct 2026 · capterra.com
- Rating on G2
- 4.5 out of 5 from 4 reviewsRead 20 Oct 2026 · g2.com
- Rating on GetApp
- 4.6 out of 5 from 195 reviewsRead 20 Oct 2026 · getapp.com
- Rating on Google Play
- 3.6 out of 5 from 316 reviewsRead 20 Oct 2026 · play.google.com
- Rating on Software Advice
- 4.6 out of 5 from 195 reviewsRead 20 Oct 2026 · softwareadvice.com
- Recent release
- March 2026 releases added task cost-history audit entries, multi-device smart-lock support, failed-code notifications and occupancy-aware workflow scheduling.Read 20 Oct 2026 · help.breezeway.io
- Security integrations
- Breezeway states that it connects with more than 30 PMS, smart-lock and IoT systems and synchronizes occupancy, access-code and guest data in real time.Read 20 Oct 2026 · breezeway.io
- Student-housing communication
- The student-housing product coordinates managers, residents, owners and vendors and sends students work-order status updates.Read 20 Oct 2026 · breezeway.io
- Task scheduling
- Task Scheduling automates everyday operational tasks.Read 20 Oct 2026 · breezeway.io
- Team visibility
- Managers can track team progress and location in real time, see job status, and assign work based on location proximity.Read 3 Oct 2026 · breezeway.io
- Work coordination
- Work Coordination tools organize work across teams.Read 20 Oct 2026 · breezeway.io
Plans and prices
Freemium Free First property · Checklists and mobile app in 12+ languages · Automatic cleaner scheduling and payments · Self-guided onboarding Read 20 Oct 2026 · breezeway.io
Host Essentials $19.99 a month per unit Operations platform · Customizable checklists and mobile app · Scheduling · Cleaning, inspection and maintenance visibility · Messaging, Guide and Assist are add-ons Read 20 Oct 2026 · breezeway.io
Essential Ops Priced on request Task scheduling and workflow automation · Maintenance and work-order tracking · Inventory monitoring · Real-time property dashboard · Insights and owner reporting · Premium support Read 20 Oct 2026 · breezeway.io
Operations + Guest Experience Priced on request Operations Pro features · AI guest messaging · Guest upsells · Digital guidebooks · 24/7 Assist call center · Supplies and sundries Read 20 Oct 2026 · breezeway.io
Operations Pro Priced on request Task scheduling and workflow automation · Maintenance and work-order tracking · Checklists and mobile app · Inventory management · Operations dashboard · Reporting · Vendor management · Task payments Read 20 Oct 2026 · breezeway.io
Ops + Guest Experience Suite Priced on request Property-based; monthly billing Essential Ops features · AI guest inbox and reply templates · trigger-based SMS · digital guidebook · 24/7 Assist call center · dedicated implementation and success team Read 3 Oct 2026 · breezeway.io
Strong points and limits
Strong points
- Automates move-in and move-out workflows.
- Tenant inspections include photos and notes.
- Tracks team progress and location in real time.
- Mobile apps support offline syncing.
- Free plan covers one property.
Limits
- Paid plans require a quote.
- Offline syncing is specified for Android and iOS apps.
Who it suits
It suits student housing teams that need to coordinate turnovers, inspections, maintenance, and staff assignments. Managers can also use its operational metrics to monitor costs, inventory, and occupancy trends.
Breezeway for Student Housing in depth
Read the full write-up
Overview
Breezeway for Student Housing brings property work, inspections, and resident communication into an operations platform for student housing teams. It is most compelling for managers coordinating recurring work across staff and properties. Its breadth is a strength; the one-property free plan is a limited way to assess a larger operation, and paid plans use custom pricing.
Key features
Automated move-in and move-out workflows give teams a repeatable structure for turnovers. Managers can build custom inspection checklists, while tenant-led inspections produce reports with photos and notes. That pairing suits operators who need consistent staff checks as well as a record of resident observations.
Recurring maintenance can be scheduled automatically, helping teams look for issues before they become urgent. Managers can track job status and team progress and location in real time, then assign work based on proximity. These controls matter most when staff have overlapping jobs or cover multiple properties; a small team with little concurrent work has less need for this level of coordination.
The dashboard brings together employee efficiency, labor and maintenance costs, inventory, and occupancy and vacancy trends. Integration with property management systems and IoT devices can synchronize occupancy and resident data, connecting task operations with property information. Vendor onboarding, assignment workflows, vendor messaging, and performance reporting further support managing outside service providers.
The Android and iOS apps support offline syncing, GPS map views, and photo uploads, useful for teams working away from a desk or with unreliable connectivity. The API can create and manage reservations, update property information, and retrieve task and cost data. In-app messaging, email support, and a Help Center give customers several support channels. Breezeway says it restricts personal-information access to authorized employees and uses encryption in transit, firewalls, and intrusion-detection systems.
Pricing
Breezeway uses property-based monthly pricing. Its Freemium plan costs nothing and covers one property, the operations platform, checklists and mobile app, and cleaning scheduling and payments. It is a practical starting point for a single-property operator, but the one-property cap makes it unsuitable as a no-cost option for a multi-property portfolio.
Essential Ops has custom pricing and includes task scheduling and workflow automation, maintenance and work-order tracking, inventory monitoring, a dashboard, insights and owner reporting, and premium support. This is the closer fit for teams focused on running property operations without the guest-experience bundle.
Ops + Guest Experience Suite also has custom pricing. It adds an AI guest inbox and reply templates, trigger-based SMS, a digital guidebook, a 24/7 Assist call center, and a dedicated implementation and success team to Essential Ops features. Choose it when resident communication and round-the-clock call handling belong in the same system; otherwise Essential Ops avoids paying for those additional capabilities. Paid plans require a quote, so the listed paid-from figure of 19.99 /mo does not establish what a particular property configuration will cost.
Platforms
Breezeway supports Android, iOS, web, and API access. Offline mobile syncing and GPS maps make the apps relevant to staff completing work on site, while the API supports reservation and property updates and retrieval of task and cost data.
Who it's for
This is a strong fit for student housing managers who need to standardize turnovers and inspections, schedule maintenance, coordinate distributed teams, and review operational costs and occupancy trends. It is less suitable for a small, low-volume operation that does not need location-aware assignments or detailed reporting, particularly if custom-priced plans are a poor fit.
Pros and cons
Pro: Turnover automation, custom checklists, and tenant inspection reports support repeatable processes with photo-and-note documentation.
Pro: Real-time team visibility, proximity-based assignments, and recurring maintenance scheduling help coordinate field work and preventive upkeep.
Pro: Reporting spans staff efficiency, costs, inventory, and occupancy, with integrations to property systems and IoT devices.
Con: The free plan stops at one property, limiting its usefulness for portfolio-wide adoption.
Con: Both paid plans require custom pricing, making costs harder to compare before getting a quote.
Alternatives
For a wider vendor-management shortlist, see Property Management Vendor Management Software.
Fyxt is worth considering if unlimited users on a free CRM starter plan better suit the operation, provided at least 75% of tenant payments are collected through Fyxt by the end of the second month.
RealPage Vendor Credentialing is the more focused option when vendor credentialing and ongoing criteria checks are the priority.
SubDoc may suit teams seeking vendor document tracking with a free forever starter tier capped at three vendors, one team seat, and five invoices per month.
TrackMyVendor offers a free forever plan for up to 25 subcontractors and one user, a better match for a small vendor list.
bcs is an alternative for teams that want permanent free COI tracking for up to 25 vendors.
ComplyFlow is a fit when contractor registration and worker licensing are the central needs.
HqO is another paid option.
Ayillo Tenant Screening is better suited to teams focused on tenant screening, with a monthly workspace plan that includes the first five units.
Verdict
Choose Breezeway if your student housing team needs one system for repeatable turnovers, inspections, maintenance coordination, and operational reporting. Its main advantage is the connection between field workflows and portfolio metrics; look elsewhere if you need predictable published paid pricing or only have a small volume of work to coordinate.
Verdict
Breezeway combines task coordination, inspections, maintenance, and operational reporting for student housing. The one-property free plan is available, while paid plans require a quote.
Where Specifiction places it
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