We run the day to day of your short-let portfolio behind the scenes: guest messaging, cleaning, dynamic pricing, maintenance, compliance and owner statements. You keep the owner relationship, your brand and your margin. To your owners, it is all you. And because we refine our technology and processes constantly, your properties always run on current best practice, keeping you ahead of the competition. A flat 8% of booking income, nothing more.
We are a white-label operations layer for your agency. Fully managed means the operation is fully handled for you, not that we take over your client. You stay the face to your owners. We run everything behind the scenes for a flat 8% of booking income.
You keep
The owner relationship, we never sit between you
Your brand, across the whole guest journey
Your commercials and your pricing to owners
All guest and booking income
Your own cleaners and suppliers, if you prefer
We run
Dynamic pricing across every channel
24/7 guest communications and reviews
Guest experience: guides, smart locks, check in
Cleaning and maintenance coordination
Owner reporting and compliance
Flat 8%
of booking income, and that is everything. No setup fee, no tie in, and no separate bills for the channel manager, dynamic pricing tools, guest guides, smart locks or integrations. Add properties whenever you win them and we scale with you, with no extra overhead on your side.
Every property you add is retained margin. On a property earning £45,000 a year, you charge your owner your usual rate, say 18% (£8,100). Our fee to run the operation is a flat 8% (£3,600). You keep £4,500 as margin on work we deliver, with no added headcount on your side. It compounds across your whole portfolio.
Your effective cost is lower still. The 8% already includes the tools an agency normally pays for on top: channel management, a dynamic pricing engine, guest guides, smart-lock technology, payment and integration fees. Bought separately these quietly add up to hundreds of pounds per property each year, so the true cost of running with us is less than the headline suggests.
Your service
What's included
Everything below is part of the fully managed service from day one. No add ons, no extra modules. Our team runs all of it for you.
Guests
24/7 guest messaging, handled by our team in your voice
Per property knowledge base for accurate answers
Automated booking confirmations and pre arrival guides
Digital guest guide (Wi-Fi, check in, local tips)
Smart lock and keypad codes issued per stay
Prefer a meet and greet? We schedule, alert and diary manage it for your concierge staff
Booking request handling
Cleaning and turnovers
Full turnover coordination for your cleaning team
Per property checklists (100 point standard)
Photo verified cleans
Team Telegram group and 7am daily digest
Automatic scheduling from checkouts
Lost and found handling
Revenue and pricing
Dynamic nightly pricing that grows revenue
Multi channel listing (Airbnb, Booking.com, direct)
Length of stay pricing and minimum night controls
Occupancy and performance tracking
Maintenance and compliance
Issue triage and contractor management
Contractor app: timers, receipts, spend approval
Asset and warranty tracking per property
Certificate reminders (Gas, EICR, EPC, PAT, STL)
Owner and agent reporting
Owner login (view only) with their own properties
Itemised monthly statements (PDF)
Agent dashboard across all owners
Document and certificate store
Automated monthly invoicing
Onboarding and support
Guided agent and property onboarding
Cleaner and contractor setup
PMS and channel manager connection
Dedicated account support
No setup fee, no tie in
Owners
Owner dashboards and monthly statements
Every owner beneath you gets their own login to see their properties, performance and clean, itemised monthly statements. You, as the agent, see everything across all your owners. Full transparency, none of the admin.
Owner login for view and statements; agent login for the full picture
We price every night to the market, not to a fixed rate. Rates move with live demand, local events, seasonality and day of week, so your properties earn more in the busy periods and stay booked in the quiet ones. On average this lifts revenue well above a static price, and we always work to each owner's rules.
Nightly rates that respond to real time demand and local events
Gap filling and last minute pricing so few nights sit empty
Length of stay pricing, with discounts that win longer bookings
Orphan night handling, so awkward single gaps still sell
Market and competitor data behind every rate
We honour each owner's requests: minimum night stays, length of stay rules, and any dates or floors they want held
One property, two weeks of rates Auto-adjusted daily
Mon
Tue
Wed
Thu
Fri
Sat
Sun
12
£120
13
£120
14
£125
15
£135
16
£185
17
£195
18
£140
19
£120
20
£130
21
£150
22
£230
23
£260
24
£260
25
£145
Base nightWeekend upliftPeak demand / local event
Every uplift in the nightly rate is more income for your owner and more margin for you. Our fee stays a flat 8% of booking income, so the harder our pricing works, the better your numbers look.
Guest messaging
Guest messaging, fully handled
Our team responds to every guest around the clock, in your house voice, aided by intelligent software that creates fast, accurate replies from each property's verified facts. Guests get quick, on brand answers. You never touch the inbox.
Round the clock coverage by our team, not by you
Answers drawn from a per property knowledge base (codes, Wi-Fi, parking, local tips)
Automated booking confirmations, guide delivery, check-out reminders and review requests
Consistent, on brand tone across every property
Inbox · Sarah Jenkins
Hi, what is the Wi-Fi code, and is there parking nearby?
Reply · your tone
Hi Sarah, the Wi-Fi is "OldTown_5G", password Grassmarket2024. There is pay and display on Victoria Street and a car park two minutes away on King's Stables Road. Anything else, just ask.
✓ SendAdjust
Your rules
Set up around each owner and property
Every owner and property is different, and the operation flexes to match. Whether a property takes weekly stays only, prefers weekend turnovers, or an owner wants to keep dates for their own use, we set it up their way and hold to it. Owners can block their own calendar in their portal at any time.
Stay rules per property: weekly stays, minimum nights, length of stay pricing
Turnover preferences honoured, for example weekend only changeovers
Owners block their own dates in their portal, for personal use or works
Any dates, price floors or house rules an owner wants held, we hold
Preferences can change any time and we adjust straight away
Your calendar
December Owner view
22
23
24
25
26
27
28
Owner hold · 24 to 27 Dec Blocked by owner
Cleaning
Your cleaners, coordinated and supercharged
Keep the cleaning team you already trust. We schedule and manage every turnover for them through a simple app: jobs, per property checklists, entry codes, photos and a shared team group. Requests and notes reach the right clean automatically. We handle the coordination so you and your owners do not have to.
We schedule turnovers from every checkout, automatically
Cleaner app with checklists, entry codes and photo capture
A Telegram group per team, with a morning digest
Guest requests (cot, high chair) auto attach to the pre arrival clean
Lost and found: we message the guest for a return address
Old Town Apartment
Entry / access codes
Igloo (front door): 8621
Backup lockbox: 7373
✓ Beds stripped and remade
✓ Bathrooms cleaned and restocked
✓ Travel cot set up (guest request)
2/2 photos · ready ✓ Complete
Scheduling and notifications run through each cleaner's own Telegram, so the right person is told the moment anything changes, and never sees another cleaner's jobs.
Cleaner bot
New clean assigned
Old Town Apartment Tomorrow · checkout 11:00, next guest 15:00 Note: guest requested a travel cot
Open jobOn my way
Instant alert when a clean is assigned
Today · 3 cleans
11:00Old Town ApartmentDone
12:30Harbour View FlatDue
14:00Castle MewsDue
Digest sent every morning at 7am
A daily run sheet, scheduled from every checkout
Team group · Edinburgh
M
Maria
Old Town done, all set for the 3pm guest ✓
S
The Short Stay Co
Thanks Maria. Guest messaged, they are checking in early.
A team group with photo-verified turnovers
Operations
Maintenance and compliance, handled end to end
We triage every issue, dispatch and manage contractors, approve spend within agreed limits and keep every certificate in date. Each contractor gets their own version of our app, showing just the tickets assigned to them. Every ticket carries a priority level, so urgent problems are actioned first and nothing is left to drift. Our team stays on top of it all.
We triage tickets from cleaners, guests and inspections
Each contractor sees their own tickets in our app: claim jobs, log time, photograph receipts (read automatically)
Priority levels (urgent to routine) keep every ticket resolved in a timely manner
Blocks rental flagging and urgent escalation
Compliance certificates tracked with lead time reminders
Maintenance · Ticket #42
Boiler pressure lowUrgent
Old Town Apartment · no hot water
00:45
■ Stop timer
Parts £86.40 · Labour £30.00 £116.40
Accounting · optional add on
End to end accounting, done for you
Because we already handle every transaction, bookings, payouts, cleaning invoices and channel fees, we can run the full accounting for your properties as an optional add on, at a low additional fee. Everything is captured and reconciled as it happens, so there is no extra data entry and nothing to pull together at year end.
Every booking, payout, cleaning invoice and channel fee captured automatically
Monthly reconciliation and clean, itemised accounts per property
Ready for Making Tax Digital, for you and for your owners
A low additional monthly fee per property, entirely optional
Accounts · July
Property accounts
Booking income£4,120
Channel fees−£128
Cleaning−£300
Maintenance−£116
Net position£3,576
Reconciled automaticallyExport for MTD
Getting started
Onboarding is the setup
We take you from agent to live properties with a guided flow. Every answer creates the real account and configuration, so there is nothing to re key.
1
Agent
Your company, login, PMS, cleaners, pricing and channels.
2
Owners
Add each owner beneath you, with their own login.
3
Properties
Access, cleaning team, pricing target, guide, then go live.
Always improving
Best practice, constantly refined
The operation never stands still. We are continually refining the technology and the processes behind it, and every improvement rolls out across your properties automatically, at no extra cost. Building this in house means constant investment just to keep pace. With us you simply inherit best practice as it develops across a whole, growing portfolio, so you stay ahead of competitors without building or maintaining anything yourself.
A few of the smart processes we have rolled out recently:
Automatic early check-in
The moment a clean is marked ready, if a guest is arriving later that day, they are messaged automatically to offer early check-in at no charge, with their code. No one has to watch the clock.
Requests reach the right clean
We scan upcoming booking messages for anything the cleaner needs to know, such as a cot or a high chair, and add it to the clean immediately before that guest arrives. If a nearer booking comes in, it moves across automatically.
Contractors pick up their own jobs
Maintenance issues are posted as tickets that contractors pick up around their own availability, so jobs get actioned quickly. When you need extra hands, you also get access to our wider vetted contractor pool.
Become a partner
Run your short-let operation on our platform
Keep your owners, your brand and your margin. We run everything behind the scenes for a flat fee, and you can add properties whenever you win them. No setup fee, no tie in.
Your own branded direct-booking website, live in weeks
We handle guest messaging, cleaning, pricing, maintenance and compliance
Owner logins, statements and a full dashboard, under your brand
Payments settled straight to you, our fee taken automatically