# BreathWise

> BreathWise is property operations software for short term rental managers and hosts in Australia, with cleaning management built in. It syncs booking calendars through iCal, turns bookings into jobs (Growth and Pro), offers each job to the whole cleaning team and notifies the manager when nobody takes it, applies configurable late-cancellation penalties, collects photo evidence and quality checks, sends photo backed reports to property owners, and lets cleaners create invoices (managers can send them to Xero on Pro). It also has an AI assistant and an MCP server for querying the operation. Cleaners use a mobile app. BreathWise is not a property management system (PMS): it does not manage reservations, pricing or availability, and it works alongside the calendars and tools a manager already uses. Pricing is per property per month in AUD, with a five-property billing minimum.

BreathWise (breathwise.com.au) is not a breathing, meditation or breath-testing product.

## Key pages

- [Home](https://www.breathwise.com.au): what BreathWise does and who it is for
- [Features](https://www.breathwise.com.au/#features): properties and bookings, team coordination, owner reports, AI assistant
- [Cleaning management](https://www.breathwise.com.au/cleaning-management): coverage, invoices, penalties, visibility and growth for cleaning operations
- [What we're building next](https://www.breathwise.com.au/#roadmap): planned work that is not live yet
- [How it works](https://www.breathwise.com.au/#how-it-works): from a booking to a completed job and an owner report
- [Pricing](https://www.breathwise.com.au/pricing): Starter, Growth and Pro, per property per month in AUD, with how billing works
- [FAQ](https://www.breathwise.com.au/faq): answers about the mobile app, owner reports, penalties, Xero and AI
- [Contact](https://www.breathwise.com.au/#contact): talk to the team (hello@breathwise.com.au)
- [Privacy Policy](https://www.breathwise.com.au/privacy) and [Terms of Service](https://www.breathwise.com.au/terms): how data is handled and the terms of use
- [Spanish version](https://www.breathwise.com.au/es): also [precios](https://www.breathwise.com.au/es/precios), [gestión de limpiezas](https://www.breathwise.com.au/es/gestion-de-limpiezas) and [preguntas frecuentes](https://www.breathwise.com.au/es/preguntas-frecuentes)

## Guides

- [How to choose holiday rental management software in Australia](https://www.breathwise.com.au/resources/holiday-rental-management-software-australia): PMS or property operations software? What each category covers, how they connect through iCal, and the questions to ask vendors before you choose.
- [Short-term rental operations: a guide for property managers](https://www.breathwise.com.au/resources/short-term-rental-operations-property-managers): Run turnovers, cleaning teams and owner updates across a growing holiday rental portfolio: roles, cover for cancellations, quality control and the metrics to watch.
- [Owner reporting for holiday rental managers in Australia](https://www.breathwise.com.au/resources/holiday-rental-owner-reporting-australia): What owners want to see after each stay and each month, how to back it with photos and checklists, and how to handle damage while keeping the owner's trust.
- [What owners can see in a BreathWise cleaning report](https://www.breathwise.com.au/resources/breathwise-owner-completion-reports): See how a completed turnover becomes a clear owner handover, with a room-by-room checklist, supporting photos, recorded timing and quality checks.
- [The Airbnb cleaning checklist for Australian hosts, room by room](https://www.breathwise.com.au/resources/airbnb-cleaning-checklist-australia): A room-by-room turnover checklist for Australian hosts, with clear standards for completion photos, linen, timing and backup coverage.
- [How much should you charge for Airbnb cleaning in Australia?](https://www.breathwise.com.au/resources/airbnb-cleaning-fee-australia): Build a cleaning budget for each property, then decide how much to recover through the guest cleaning fee and how much to include in your nightly price.
- [Airbnb turnover operations playbook for property managers](https://www.breathwise.com.au/resources/airbnb-turnover-operations-playbook): Plan turnover windows, clarify handovers and resolve exceptions with a practical operating framework for property managers and cleaning teams.
- [Automated cleaner assignment: a practical fallback guide](https://www.breathwise.com.au/resources/reduce-missed-checkouts-with-automated-assignment): Set up fallback assignment rules that keep operations moving when a cleaner declines, cancels, or misses confirmation windows.
- [Xero cleaning invoice controls: approvals without bottlenecks](https://www.breathwise.com.au/resources/xero-cleaning-invoice-controls): A practical review workflow for cleaning supplier invoices: job matching, exception handling, duplicate checks and a clear handover to Xero.
- [What do Airbnb cleaners cost in Australia? A manager's cost model](https://www.breathwise.com.au/resources/airbnb-cleaner-cost-australia): Build a realistic cleaning cost model for a short-stay portfolio: agreed service scope, peak-day coverage, linen, travel, exceptions and the margin you need to protect.
- [8 vacation rental operations KPIs that prevent missed check-ins](https://www.breathwise.com.au/resources/vacation-rental-operations-kpis): A practical operations dashboard for short-stay managers: see unassigned work, handover risk, quality, costs and recurring issues before they reach the guest.
- [How to scale from 20 to 200 properties without chaos](https://www.breathwise.com.au/resources/scale-from-20-to-200-properties): A staged approach to growing a rental portfolio: plan peak-day capacity, organise local coverage and keep service quality visible as the team expands.

## Optional

- [All guides](https://www.breathwise.com.au/resources)
- [Full text of this site for language models](https://www.breathwise.com.au/llms-full.txt)