Let guests book straight with you.
Booking platforms bring guests, and they take a fee for every stay. We build serviced apartment operators and holiday let owners their own booking site, with live availability, card payments and the full price shown up front, kept in step with the channel manager you already use. Then the guest guide, the cleaning rota and the owner statements behind it.
Hosting is hospitality and admin.
You care about guests having a great stay. The pressure is everything around it: fees, calendars, messages and owners who want to know how the month went.
Margin lost to commission
Returning guests and business travellers book through a platform out of habit, and the fee comes off a stay you could have taken direct.
Availability out of step
A booking on one channel that has not reached another is how double bookings happen, and each one costs a guest and a review.
Guests messaging all day
Wifi, parking, check-in times and where the bins go, answered again for every stay instead of once, in a guide.
Owners waiting for numbers
Nights, income, cleaning and repairs added up by hand each month, for owners who want a clear statement and photos of their home.
What we build for short lets.
Start with the booking site, the owner statements or both. They share one set of records, so a booking made anywhere shows up everywhere it matters.
Owners see their home is in good hands.
For the homes you manage for others: a statement every month with income, inspections and photos, and the certificates that keep everyone safe, in the owner's own login rather than your inbox.
Nights booked, income, costs and what was paid to the owner, laid out clearly and the same way every time.
Quarterly checks and turnover photos saved against the home and shared with its owner.
Gas, electrical and fire safety checks, insurance and any licence, with reminders before they lapse.
Owners see their own homes and nothing else, whenever they like.
The rules for short lets depend on where you are.
Short lets are regulated differently in London, the rest of England, Scotland, Wales and Northern Ireland, and the tax treatment of holiday lets changed in 2025. These are the rules hosts ask us about, and where software helps.
London's 90-night limit
A home in Greater London can be let as short stays for up to 90 nights in a calendar year without planning permission, as long as the person providing it pays council tax on it. Beyond 90 nights, planning permission is needed.
A short-term let register for England
The law allows a national register of short-term lets in England, and GOV.UK now expects the scheme to begin in March 2027. The regulations have not yet been laid, so fees and listing rules are still to be confirmed.
Source: GOV.UK, Letting out a self-catering holiday home in England
Short-term let licences in Scotland
Every short-term let in Scotland needs a council licence, and the licence number must appear in every listing and advert. Edinburgh is a control area where turning a whole second home into a short let needs planning permission, and its 5% visitor levy began on 24 July 2026.
Source: Scottish Government, Short-term lets: regulation information
Wales: visitor register and levy
Anyone taking bookings of 31 nights or less in Wales must register with the Welsh Revenue Authority by 31 March 2027. Councils can then choose to charge a visitor levy of £1.30 per person per night from 1 April 2027 at the earliest, and a licensing scheme is expected from 2029.
Furnished holiday lettings regime abolished
The special tax treatment for furnished holiday lets ended on 6 April 2025 for Income Tax and Capital Gains Tax, and on 1 April 2025 for Corporation Tax. Holiday lets are now taxed like other property businesses.
Source: HMRC, Abolition of the furnished holiday lettings tax regime
Fire safety for paying guests
The fire safety law for businesses applies as soon as you charge someone to stay in a home that is not theirs, even for one night. In England, the official guide for small paying guest accommodation explains what is expected, and fire risk assessments must be recorded in full.
Source: GOV.UK, Making your small paying guest accommodation safe from fire
Gas every year, electrics every five
A Gas Safe registered engineer must check gas appliances every 12 months, with the record to tenants within 28 days. Electrical installations must be inspected at least every five years, with reports to tenants within 28 days and fines of up to £40,000.
Source: legislation.gov.uk, Electrical Safety Standards Regulations 2020, reg 3
Consumer law with teeth: full prices, real reviews
Under the Digital Markets, Competition and Consumers Act, adverts must show the total price including fees the customer cannot avoid, such as routine cleaning fees, and fake or concealed incentivised reviews are banned. The CMA can now fine firms directly, up to 10% of global turnover.
A summary to show where software helps, not legal advice. Dates and figures checked against the sources shown on 23 October 2026.
From first search to the next booking.
Follow one guest from finding you to coming back, and the work your team does in between.
Your site and area guides come up when guests search for a stay near where they need to be.
Live availability, the full price up front and a booking confirmed in a few clicks.
Card payments straight to your own account, on your deposit and cancellation terms.
Check-in details and a guest guide on their phone, sent at the time you choose.
Cleaners get the turnover with a checklist, and photos of each clean are saved.
Income and costs per property, and owner statements, ready at the end of the month.
Property work that is live today.
Real websites and systems in use by UK property businesses.
Questions short-let hosts ask us.
Anything else, ask us on the call.
Will a direct booking site replace the booking platforms?
How do you stop double bookings?
How do guests pay, and who holds the money?
Can we take corporate and contractor bookings?
Do I need permission to run short lets?
Can guests get their check-in details automatically?
What about tax?
Keep reading
Tell us how you work today.
A short call, your screen and ours. We listen to how your week runs, show you what we would build, and give you a fixed price in writing.
- Built around your process, not a template
- Hosted, looked after and improved by us
- One UK studio from first call to launch
Prefer email? semir@bozmaps.com