Property software
you’ll never outgrow.
From your first B&B room to a 500-property portfolio — TIOO runs the whole business from one dashboard. Website, direct bookings, check-in, smart locks, messaging, cleaning, invoicing. Free forever for the first two rooms.
Today’s dashboard
Syncs with every channel · Works with every stack
Every tool your property
business needs. Nothing it doesn’t.
Nine platforms in one, working together. Your website talks to your bookings, your bookings talk to your locks, your locks talk to your cleaners. No stitching required.
Own the guest.
Skip the commission.
Launch a professional booking website in an hour — 17 templates, custom domain, SEO, blog, and a booking engine that keeps 100% of the revenue.
- ✓ 17 designer templates
- ✓ Custom domain with SSL
- ✓ 0% commission — forever
- ✓ Built-in SEO & Schema.org
Every OTA on one calendar.
Booking.com, Airbnb, Vrbo, Expedia — sync every listing bidirectionally. Collision detection stops double-bookings before they happen.
Guests check themselves in.
Self-service check-in with ID verification, ETA capture, and per-guest smart lock PINs. Zero key handovers, zero waiting.
Every lock. Every room.
Every guest. Automated.
TTLock integration with per-guest PIN generation, remote unlock, shared-lock support, battery + gateway monitoring — all from the same dashboard as your bookings.
Rate suggestions from real events.
Pulled from five global sources — concerts, sports, marathons, festivals — applied per room per date.
Every metric, in real time.
Live occupancy, revenue per property, source-attribution, ID verification stats — export any period as XLS.
Branded PDFs. Three gateways.
Stripe, PayPal, and Paystack collection. Send via email or WhatsApp. Deposit & balance tracking built in.
From first booking
to final invoice.
Follow a guest through your property from the moment they land on your site to the moment their invoice clears — every step handled inside TIOO.
They find you on Google — not Booking.com.
Every plan includes a professional booking website with SEO markup, Schema.org, sitemap, and a Google-friendly editor. Guests book direct at 0% commission.
- 17 designer templates, no code needed
- Custom domain on Growth+ (or add-on any plan)
- Live availability + instant booking engine
Boutique stay in Manchester’s Northern Quarter. Save 12% vs Booking.com — direct rates only on our site.
Every OTA joins the same calendar.
The moment they book — direct, Booking.com, Airbnb, Vrbo — every channel syncs bidirectionally to a single calendar. Collision detection stops double-bookings before they happen.
- Real-time iCal sync with every major channel
- Multi-room bookings + sibling linking
- Blocks, restrictions, minimum-stay rules
The guest checks themselves in.
24 hours before arrival, TIOO emails a check-in link. The guest uploads ID, confirms ETA, adds car reg, and reads the house rules — from their phone, on their own time.
- HEIC + JPEG + PNG ID upload, magic-byte validated
- Configurable check-in flow per property
- Anti-fraud audit trail on every disclosure
They walk in. You don’t.
The PIN activates 48 hours before arrival, expires at checkout. Front door and room lock both handled. The lock event fires an arrival email to you — auto-flips their status to checked-in.
- TTLock integration with gateway monitoring
- Remote unlock from dashboard or phone
- Shared-lock support across multi-room bookings
Cleaning happens itself.
The moment they check out, TIOO auto-schedules the cleaning task, texts your cleaner, and shows real-time completion status on the dashboard. Same for messages, invoices, reviews.
- Auto-scheduled tasks + cleaner portal with SMS
- Branded PDF invoices via Stripe / PayPal / Paystack
- Post-stay review request, tone-neutral follow-up
Loved by property
managers everywhere.
Real feedback from customer conversations across every continent — from single-property hosts to multi-brand operators. Verified case studies coming soon.
“Before TIOO I paid for six different tools. My monthly SaaS bill dropped by £280 and everything actually talks to each other now.”
“The smart lock integration alone saved me 10 hours a week. No more driving across town for key handovers.”
“Direct booking website + zero commission = 30% more revenue on the same occupancy. Paid for itself in the first month.”
“My cleaners love the portal. SMS notifications, exact task list, photo evidence when they’re done. No more WhatsApp groups.”
“The check-in flow is what sold me. Guests upload ID, ETA, car reg — I just get the dashboard notification.”
“Before TIOO I paid for six different tools. My monthly SaaS bill dropped by £280 and everything actually talks to each other now.”
“The smart lock integration alone saved me 10 hours a week. No more driving across town for key handovers.”
“Multi-property with per-property theming meant I could run three different brands from one login. Massive time save.”
“The channel manager just works. Booking.com, Airbnb, my direct website — one calendar, zero conflicts.”
“Smart pricing suggestions saved me from missing three sold-out weekends around local concerts. Real ROI.”
“Free forever tier meant I could actually try it. Upgraded to Growth after two months. Best decision I made this year.”
“Team roles are proper — my reception staff can’t see finances, cleaners can’t see guest ID. Actual permission granularity.”
“Multi-property with per-property theming meant I could run three different brands from one login. Massive time save.”
“The channel manager just works. Booking.com, Airbnb, my direct website — one calendar, zero conflicts.”
Start free.
Scale when you’re ready.
No hidden fees. No per-booking commission. Cancel anytime. Free forever for the first two rooms.
Everything you need to run one small property. Forever, at no cost.
Start free- ✓ 2 rooms
- ✓ Calendar sync + direct booking
- ✓ Guest check-in portal
- ✓ 1 website (5 pages)
For growing operators who need messaging, invoicing, and cleaning ops.
Start free trial- ✓ Up to 5 rooms
- ✓ Everything in Free
- ✓ Email + SMS messaging
- ✓ Invoicing + cleaning management
Multi-property operators with custom domain, ID verification, insights.
Start free trial- ✓ Up to 15 rooms, 3 properties
- ✓ Everything in Starter
- ✓ Custom domain
- ✓ Check-in insights + ID verification
- ✓ Reviews + advanced reporting
Portfolio operators. Smart pricing, API access, priority support.
Start free trial- ✓ Up to 50 rooms, 10 properties
- ✓ Everything in Growth
- ✓ Smart pricing (event-based)
- ✓ API access
- ✓ Priority support
Need more? Enterprise plans support unlimited rooms + white-label. See full plan comparison →
Questions?
We’ve got answers.
What’s actually free forever?
The Free plan gives you 2 rooms, calendar sync with every OTA, guest check-in portal, direct-booking website (1 site, 5 pages), and 0% commission — no expiry, no credit card. Upgrade only when you outgrow it.
Do I need technical skills to set up my website?
None. Pick from 17 designer templates, edit copy and photos in the visual editor, and publish. Domain + SSL happen automatically on Growth+. Most tenants have their site live in under 30 minutes.
Which channels does TIOO sync with?
Booking.com, Airbnb, Vrbo, Expedia, and any calendar that supports iCal (standard-compliant sync). Two-way sync means bookings from any channel land in your central TIOO calendar; blocks from TIOO push back out to prevent double-bookings.
How does smart lock integration work?
Connect your TTLock account in one click. TIOO generates a per-guest PIN 48 hours before check-in, syncs it to your lock, and emails/WhatsApps it to the guest. PIN expires automatically at checkout. Front door + room locks both supported, plus shared locks across multiple rooms.
Can I use my own domain?
Yes. Point your domain to TIOO — SSL is automatic. Growth includes 1 custom domain, Pro includes 3, Enterprise unlimited. Free/Starter tenants can add a custom domain as a paid add-on. Every plan gets a free yourname.tioo.com subdomain.
What payment gateways do you support?
Stripe, PayPal, and Paystack (for African markets: Nigeria, Ghana, Kenya, South Africa). Guests pay direct to your gateway — TIOO never touches the money. Enterprise customers can invoice.
Is there really zero commission?
On direct bookings through your TIOO website, yes — forever. OTA bookings still carry each OTA’s own commission (Booking.com 15%, Airbnb 3%+3%, etc). The point of TIOO is you eventually shift bookings from OTA to direct and stop paying anyone.
Can I cancel anytime?
Yes. All plans are month-to-month (or annual for 17% savings — roughly 2 months free). Cancel from your dashboard, no phone call, no retention gauntlet. Your data exports as XLS on the way out.
Run every property
from one dashboard.
Website, direct bookings, check-in, smart locks, messaging, cleaning, invoicing, reports, dynamic pricing. All inside TIOO. Free forever for the first two rooms.
Free forever for 2 rooms · No credit card · 0% commission · Cancel anytime