Holiday let management software for owners who'd rather not pay agency fees
Running a holiday cottage, coastal apartment or city let yourself means juggling OTA calendars, guest emails, key handovers and changeover cleans. TIOO puts all of it in one place, built and supported in the UK.
Prices are in pounds, guest data is handled under UK GDPR, and the free plan covers your first 2 lets.
What you get
Calendar sync across the OTAs
Bring Airbnb, Booking.com and Vrbo bookings into one calendar and block dates on every channel when a let is booked.
Learn more →Your own holiday let website
Take direct bookings with no commission. Pick a template, add photos and go live on your own domain.
Learn more →Changeover cleaning
Know which lets need a changeover after each departure and send the job to your cleaner.
Learn more →Self check-in
Guests check in online and get directions, WiFi, parking and house rules in a digital welcome book. Works with key safes and smart locks.
Learn more →Guest messaging
One inbox for guest emails, texts and WhatsApp, with templates for arrival details and check-out reminders.
Learn more →Invoices and deposits
Send invoices, record payments and track deposits for direct guests.
Learn more →How it works
Add your lets
Create each cottage or apartment and connect its OTA calendars.
Write your welcome book
Add arrival instructions, WiFi, parking and local recommendations once.
Take direct bookings
Publish your website and share it with returning guests.
Who it’s for
- ✓ Self-managing holiday let owners in the UK
- ✓ Holiday cottage, lodge and coastal apartment owners
- ✓ Owners leaving a letting agency to manage bookings themselves
- ✓ Small holiday let management businesses
Frequently asked questions
How does calendar sync with Airbnb and Booking.com work?
You paste each listing's iCal link into TIOO and TIOO imports its bookings into one calendar. TIOO also gives every room its own iCal feed to add back into Airbnb, Booking.com and other channels, so dates booked on one platform or on your own website are blocked on the others.
Can I take direct bookings for my holiday let?
Yes. Every plan includes a direct booking website with a booking form that checks live availability. Guests can pay online through Stripe or PayPal, and TIOO charges no commission on those bookings.
Does TIOO handle the 90-night rule or local licensing for me?
No. TIOO helps you run bookings, guests and cleaning, but staying within local rules such as London's 90-night limit or licensing schemes remains the owner's responsibility. TIOO's reports show nights booked per property to help you keep track.
Is there a free plan?
Yes. The Free plan covers 2 rooms with calendar sync, the guest check-in portal and a direct booking website, with no time limit and no credit card. Paid plans add more rooms, messaging, cleaning, invoicing and more.
Related
Manage your holiday lets yourself
Free for 2 lets. No agency fees, no booking commission.