Hotel, B&B and vacation rental management software
Booking.com, Airbnb and direct bookings in one dashboard.
Built for hotels, B&Bs, guest houses and short lets: your Booking.com, Airbnb and Expedia calendars in one place, online check-in, guests open the door with their phone, and commission-free bookings on your own website. Free for your first 2 rooms, no time limit.
Free for 2 rooms, no card needed TIOO takes no commission on direct bookings
Works with Booking.com, Airbnb, Expedia
Every booking, from every site, on one calendar.
Connect your Booking.com, Airbnb and Expedia calendars once. When a room is booked on one site, TIOO closes those dates everywhere else and on your own website too. No more juggling three apps, and no more two guests turning up for the same room.
- Calendars kept in step
Bookings and cancellations from each site land on the TIOO calendar within minutes; your other calendars close the dates.
- Guest details filled in for you
Booking.com and Airbnb only share a name and dates. TIOO adds the guest's email and phone number from the confirmation email, so you can actually reach them.
- Warned before it goes wrong
If two bookings ever overlap, you get a clear alert with the rooms and dates, not a surprise at the front door.
Guests check in online and open the door with their phone.
No key handover, no waiting at reception, no late-night phone calls. The guest gets a link before they arrive, fills in their details, and their phone becomes the key. Every check-in lands on the booking.
Real screens from a sample hotel. Each business's pages use its own name, photos and colours.
Take bookings on your own website. Keep the whole price.
TIOO builds you a website with live availability and a booking form. Guests who find you on Google, or who stayed before, book direct and TIOO takes no commission. Those dates close on Booking.com and Airbnb like any other booking.
- 18 ready-made designs: add your photos, rooms and prices.
- Your own web address, like www.yourhotel.com, from the Growth plan, with step-by-step help for the company you bought it from. Every plan also gets a free yourhotel.tioo.com address.
- Send the guest an invoice with a pay link: they pay by card through Stripe, PayPal or Paystack, straight to your account. Their card fees still apply.
- Discount codes and packages to give returning guests a reason to book direct.
When your town sells out, your rooms shouldn't sell cheap.
A concert, a big match or a marathon fills every bed in town — and guests book those nights months ahead. Price them like a quiet Tuesday and the money is gone for good. TIOO puts every big event near you on one calendar, coloured by venue, and tells you which nights to charge more for.
- Concerts, sport, marathons, festivals and conferences found for you, every morning, up to a year ahead.
- Each venue gets its own colour, so you see a busy weekend at a glance.
- A suggested price for every room on those nights — apply it to your website in one tap, or undo it.
- Use the same calendar to change your prices on Booking.com and Airbnb yourself. TIOO never changes your prices there.
The event calendar and suggestions are on every plan, including Free. Applying prices to your website is from the Growth plan.
Everything after the booking, in the same place.
Cleaning, repairs, invoices, numbers and your team. Each one simple enough to use on a phone between guests.
Cleaning board
Rooms that need cleaning appear by themselves from today's check-outs. Give them to a cleaner, who ticks them off on their phone.
Read moreReports you'll actually read
Occupancy, average nightly rate, revenue per available room and where your bookings come from, by month or by room.
Read moreMaintenance
Report a broken shower from the room page. Urgent problems can block the room from new bookings until it's fixed.
Read moreInvoices
Make an invoice from any booking in two clicks, with your logo and tax. Email it or send a payment link.
Read moreTeam roles
Reception sees bookings, cleaners see only their rooms, your accountant sees invoices. Every change is logged.
Read moreGuest messages
Email, text and WhatsApp in one inbox, with ready-made templates for check-in details, directions and thank-you notes. Text messages from the Starter plan.
Read moreMade for small places that sell rooms online.
If you list on Booking.com or Airbnb and let guests in yourself, TIOO was built for you. It started in a guest house, not a hotel chain.
Hotels
Small and independent hotels: one calendar, online check-in, reports for the accountant.
Read more
B&Bs & guest houses
Let guests in when you're out. Breakfast numbers and arrival times on your phone.
Read more
Holiday lets & vacation rentals
Cottages, apartments and villas listed on Airbnb and Booking.com, with a website of your own.
Read more
Vacation rentals
Whole homes and apartments, anywhere in the world, with self check-in built in.
Read more
Short lets
Fast turnovers and self check-in, with door codes that stop working when the guest leaves.
Read more
Serviced accommodation
Longer stays, invoices with VAT, cleaning on a schedule, several buildings in one account.
Read more
Airbnb hosts
Keep your Airbnb listings, add Booking.com and direct bookings, and stop handing out keys.
Read moreTIOO was built inside RoomKeyPin, the founder's own business.
RoomKeyPin is the founder's own guest house: 7 rooms let individually, running since 2016. Every feature on this page exists because it was needed there first: guests arriving at midnight, three calendars to keep in step, cleaners to pay, invoices to send.
Figures from RoomKeyPin's own TIOO account, October 2026. Not rounded up. We don't publish reviews we can't stand behind. The video is an illustration.
Three steps, then it runs itself.
Or look around the demo first: it's a real account with sample bookings you can click through, no sign-up needed.
Add your rooms
Names, photos, prices and how guests get in: a smart lock, a key safe or reception.
Paste your calendar links
Each of Booking.com, Airbnb and Expedia gives you a calendar link. Paste it once; TIOO keeps them all in step from then on.
Turn on online check-in
Guests get their check-in link and guest app automatically. Add a smart lock whenever you're ready.
Free for your first 2 rooms, no time limit.
No trial that runs out, no card to start. Pay only when you grow past two rooms or want smart locks, cleaning and invoices.
Up to 2 rooms: one calendar, online check-in, the guest app, messages and your own booking website.
- Booking.com, Airbnb and Expedia calendars in one place
- Online check-in and the guest app
- Your own booking website, no commission
Up to 5 rooms, 1 smart lock and 2 team members.
- Smart lock: guests open the door with their phone
- Cleaning board, invoices, text messages
- Team members and an activity log
Up to 15 rooms, 3 buildings, 3 smart locks and 5 team members.
- Reports, reviews and maintenance
- ID photo at check-in
- Your own web address, custom team roles
Up to 50 rooms, 10 buildings, 10 smart locks and 15 team members.
- Everything in Growth
- Connect your own tools (API)
Prices shown in your currency; the full table is on the pricing page. Try the live demo
Your guests' details are safe with TIOO.
A hotel holds names, phone numbers, ID photos and door codes. TIOO was built from the first day to keep them private: here is how.
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A second step at sign-in
Everyone on your team can add an emailed code or an authenticator app. It's on every plan, free. Too many wrong tries lock the account.
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Your data kept apart
Each business's bookings, guests and files are kept separate from every other business on TIOO.
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Encrypted connections and secrets
Every page loads over an encrypted connection. Smart-lock logins, payment keys and sign-in secrets are stored encrypted too.
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ID photos stay private
Never on a public link, shown only to the people you allow, and deleted when the time you set runs out.
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Door codes appear on time
A guest only sees their door code from check-in time, and it stops working when they leave.
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You decide who sees what
Give each person the role they need. Card payments go through Stripe, so card numbers never reach TIOO.
- GDPR & UK GDPR
- Published data processing agreement
- Encrypted connections
- Payments by Stripe
Questions hosts ask us
Is the free plan really free?
Do I have to leave Booking.com or Airbnb?
How does the calendar connection work?
Do I need a smart lock?
Will my guests have to download an app?
What happens to guest ID photos?
Can I use my own web address?
Can I cancel at any time?
See all your bookings in one place.
Join the early access list, or click around the live demo first. Free for your first 2 rooms, no time limit.
No card neededKeep your Booking.com and Airbnb listings