Vacation rentals & small B&Bs
Take direct bookings, and run the turnover without the group texts.
Booking platforms bring guests, but they also take a cut and own the relationship. We build a direct-booking site with a live calendar and your own pricing rules, keep your platform calendars in sync, and run guest messages, cleaning and maintenance from one place, whether you own one cottage or manage a few homes.
What we set up
Direct booking with live calendar and pricing rules
Guests see open dates, minimum stays, seasonal rates, cleaning and pet fees and the total before they pay. Calendars from the booking platforms you use are synced so one stay does not get booked twice.
Guest messages, house rules and check-in
A confirmation, a rental agreement and house rules go out at booking, and arrival instructions and a reminder follow before check-in. Smart-lock details stay private and show only as Code on file in your dashboard.
Turnovers, maintenance and owner statements
A checkout creates a cleaning job with a checklist and photos, and problems become maintenance tickets with a name and a date. For managed homes, each owner sees stays, expenses and a monthly statement.
Where this business gets hard
Double bookings across platforms
One stay booked on two sites ends with an angry guest and a refund. A single calendar synced with every platform you list on, and a refresh that runs often, keeps dates honest.
Turnover is the whole business
A late checkout and an early arrival leave a few hours to clean. A cleaning job created at checkout, with a checklist, photos and a supply count, keeps the house ready and tells you quickly when it is not.
Fees, taxes and rules change by stay
Cleaning and pet fees, minimum stays, seasonal rates and local occupancy taxes all land on the total. A pricing table the guest sees before paying avoids disputes, and tax lines follow your local rules.
Guests, noise and damage
Unregistered parties, noise complaints and damage are the worst nights of the job. Guest details, an occupancy limit, house rules signed at booking and a damage waiver or deposit, where you use one, give you something to point to.
Set up for the way you work
Not every vacation rentals & small b&bs business runs the same way. We adjust the setup to fit yours.
- Single-owner home or cottage
- One calendar, one cleaner and a short list of repeat guests. Direct booking, a simple pricing table and automatic check-in messages do most of the work.
- Small B&B or inn
- A handful of rooms, shared spaces and often breakfast. Room-level calendars, arrival times, dietary notes and a house-rules sheet shape the guest experience.
- Managed homes for owners
- You run other people's properties. Each owner needs their own view of stays, cleaning costs, repairs and a monthly statement, and each home needs its own calendar and maintenance history.
- Group homes and event stays
- Large houses for family weekends or small events. Occupancy limits, event rules, extra deposits and a clear policy on guests who are not staying matter more than nightly rate.
Busy seasons and slow ones
Summer, school breaks and holiday weeks usually fill first, with peak rates and longer minimum stays. Shoulder seasons and weekdays are slower and benefit from direct-booking discounts, midweek deals and longer-stay rates. Winter in a beach town or summer in a ski town leaves long gaps, which are a good time for deep cleans, repairs, photos and updating the listing. Reminders to past guests before peak season bring in repeat direct bookings.
What your customers ask before they book
Your AI assistant and website are set up to answer these before anyone has to call.
- Is the house available on these dates, and what is the total with fees?
- How many guests are allowed, and are pets or events permitted?
- What time is check-in and checkout, and can I arrive early or stay late?
- How do I get in, and who do I call if something breaks?
- What is the cancellation policy, and is there a damage deposit?
- What is nearby, and what is included, like linens and beach gear?
Common mistakes we help you avoid
- Letting calendars drift between platforms and the direct site, then double booking the best week.
- Sending the door code in a general message instead of at the right time, in the right place.
- Skipping a signed agreement and house rules, which leaves nothing to point to after a problem stay.
- Ignoring local licensing and tax rules until a notice arrives. Rules vary by place, and the owner stays responsible.
Short-term rental rules are local
Short-term rental licensing and permits, occupancy and tourist taxes, HOA and zoning rules, guest and occupancy limits, fair-housing rules and the handling of guest personal data vary by city, county and state. We build the booking, tax-line, agreement and privacy steps around your own policies and local requirements. We do not give legal advice. You stay responsible for meeting the rules that apply to your property.
See it working
Click through a sample vacation rentals & small b&bs website, then see the owner dashboard behind it.
How it works
- Step 1
Tell us about your business
A short call or the free AI check-up. No jargon.
- Step 2
We set it up
Your site, customer system and assistant, with your branding and your data.
- Step 3
You go live
We train you and your team, then keep everything running.
Under the hood
Pricing
One price: $349/month plus a one-time $750 setup. It includes your website, customer system, AI receptionist, hosting and support. Non-profits save 35%.
See where AI fits your business
Five minutes, free, and written in plain English.
Start the AI check-up