Perkpin
Free for hosts

Your guests, not the booking site’s.

Every guest who books through a booking site belongs to the booking site. Perkpin gives your guests a beautiful guide to your home and your town, and builds your own guest list while they stay: who they are, what they loved and whether they’d come back.

Start your guest list free See an example

Set up in about 10 minutes. Works alongside Airbnb, Booking.com and your own bookings.

Plays by the booking sites’ rules
Your guest list+3 this week
212guests
148happy to hear from you
EEmma
Stayed in May · spa weekend · 4 adults
Loved The Chequers, Thermae Spa
TTom
Stayed in June · family, dog
“Definitely coming back”
PPriya
Stayed in August · birthday
Booked a late check-out
The problem with booking sites

You do the hosting. The booking site keeps the guest.

Their email is hidden

Airbnb doesn’t share your guests’ real email addresses, so once they’ve left you can’t invite them back.

Every return visit costs you again

A guest who loved your place books through the site next time too, and you pay the 15% all over again.

You don’t know who stayed

How many were in the group, why they came, what they did. Booking sites know. You don’t.

Perkpin fixes all three, without asking you to leave the booking sites. They find you new guests; Perkpin helps you keep them.

Welcome toThe Garden FlatYour guide to the home and the best of Bath
Scan me first
Point your phone camera here
Wi-Fiin one tapGuest perksat local spotsWhere to eatand what to do
J“Welcome! Everything you need is in the guide.”Jonny
The poster

Every guest scans for the Wi-Fi. That’s your moment.

A poster in your home with your QR code. Guests scan it for the Wi-Fi password, find your guide, and join your guest list for local perks. No app to download, nothing for you to do.

  1. 1
    They scan for the Wi-Fi

    The password lives in your guide, so everyone opens it on day one.

  2. 2
    They unlock local perks

    Discounts at cafés and restaurants nearby, for their name and email.

  3. 3
    They’re on your list

    Real contact details and what they enjoyed, for when you invite them back.

Print it free from your dashboard, or have it printed on fine art paper and posted to you for £15.

See it for yourself

A real example for a home in Bath. Tap around: it works exactly like yours will.

What your guests see

A guide they actually use

Wi-Fi, check-in, how everything works, your favourite places, local perks and extras. No app to download: they scan a QR code or tap your link.

Scroll and tap on the phone to see it work
Open the example guide

What you see

Everything you learn about them

One card per booking: who was in the group, what they read, where they ate, what they booked and who joined your guest list.

This one works too: scroll, tap a booking
perkpin.com/app/insights
See the host dashboard
How it works

From one stay to a guest for life

Your guest opens the guide when they arrive. Here’s what happens next.

  1. Guest perksUnlock local perksEmmaemma@email.comUnlock my perks
    1

    They join your guest list

    Guests unlock discounts at cafés and restaurants nearby by adding their name and email, and choose whether they’d like to hear from you.

    Their real email, on your own list. Yours to keep.

  2. About your tripWho’s here with you?CoupleFriendsFamilyBirthdaySpa break
    2

    You learn what they loved

    Who came, why they came, where they ate and walked, and whether they’d come back. All from how they use the guide.

    You know your guests better than the booking site does.

  3. ExtrasLate check-out£35Stay until 1pmBook this
    3

    They buy extras before they ask

    Late check-out, early check-in, flowers, a welcome hamper. You set the prices, Perkpin checks your calendar.

    Money you’d otherwise give away or miss.

  4. Your stayHow was your stay?★★★★★Review on Google
    4

    They review you on Google

    Happy guests are invited to leave a Google review, the place people look when they want to book direct.

    You get found without a booking site.

  5. Email · 4 months laterEmma, the spa’s quieter in MarchPast guests get 10% off when they book with us directly.
    5

    You invite them back Pro · coming soon

    Ready-made emails to past guests, shaped by what each group loved last time.

    You fill quiet dates from your own list, without cutting your price.

  6. Your booking pageThe Garden Flat£120per night · no booking feesBook direct
    6

    They book with you directly Free during beta

    Your own booking page with your homes, your prices and your calendar.

    You keep the 15% or so a booking site would take.

  7. Welcome backWelcome back, EmmaLast time you loved The Chequers. Here’s what’s new in Bath since May.
    7

    Repeat guests feel remembered Coming soon

    The guide recognises returning guests and picks up where they left off.

    The kind of welcome that turns a guest into a regular.

Start your guest list free.

Every guest who stays from now on can join it. Yours to keep, whatever booking site they came from.

Start your guest list free

Pro free for 90 days at launch · No card needed

Pro

Put your guest list to work.

The free plan builds your list. Pro shows you what your guests did, brings them back and lets them book with you directly.

Insights · Pro

See what every guest did.

Which places they looked up, how long they spent in your guide and who joined your list. For every booking, and across all your homes.

  • Each booking on one card: who was in the group, every visit and where they spent their time
  • Your most popular places: proof when you ask a café for a guest perk
  • Spot what your guests come for, and shape your listing and your offers around it
Listing tips · Coming soon to Pro

Once a home has had 20 bookings using your guide, Perkpin starts suggesting what to add to your listing, based on what your guests actually did.

“Half your groups came for the spa. Mention the 6-minute walk in your title.”

Insights7 days30 days90 days
38bookings using the guide
112phones
61joined your list
41 htime in your guides
Most popular placesGuests Directions and bookings
Thermae Bath Spa31
The Chequers26
Royal Crescent22
Bath Abbey19
Sally Lunn’s14

Example figures

Emails · Pro · Coming soon

Invite them back with emails that fit.

Your guide remembers what each group loved. When you have quiet dates, or something they’d enjoy is on, you tell them.

  1. 1
    Guests say yes in your guide

    Only guests who choose to hear from you are emailed.

  2. 2
    Perkpin remembers what they loved

    Spa breaks, families, food lovers, birthdays: grouped for you from how they used the guide.

  3. 3
    Pick a ready-made email

    Quiet dates, what’s on in town, or the anniversary of their stay. Names, dates and favourite places filled in.

Send to
Loved the spa · 34Families · 21Birthdays · 9
Template
Quiet datesWhat’s onWelcome back
Only you see thisWhy Emma? Her group looked up the spa 4 times and booked a table nearby. She said yes to hearing from you.
From Jonny at The Garden FlatSubject Quiet spa weekends in Bath this March

Hi Emma,

Thanks again for staying with us. March is one of the calmest months in Bath, perfect for a slow morning at the spa, and we have two weekends free.

As a past guest, you get 10% off when you book with us directly.

See dates

Sent to 34 guests who said yes · One-tap unsubscribe

Booking site · Free during beta

Your own booking site.

A booking page for each home, with your photos, your prices and your live calendar. Share it with past guests, on Google and in your emails.

  • Prices synced from your property software, or set your own
  • Guests request to book; their card is held until you accept
  • Linked to your calendar, so no double bookings
  • No booking fees for your guests
perkpin.com/stay/the-garden-flat
BathThe Garden Flat2 bedrooms · sleeps 4 · garden
£120a night
ArriveFri 13 Mar
LeaveSun 15 Mar
Guests2 adults
£120 × 2 nights£240Cleaning£45Total£285
Request to book You won’t be charged until your host accepts.
For management companies · Pro

Keep your owners for longer.

Owner churn is the biggest leak in property management, and owners leave when they can’t see what you do for them. Every month Perkpin drafts a report for each owner, in your branding: who stayed, what they loved, what they spent, and what you suggest next.

  • Who stayed and why: families, couples, spa breaks, weddings, work
  • Extra income and direct bookings, so owners see the money you make them
  • Suggestions for the listing and the property, each with the evidence behind it
  • You check and edit every report before it goes. Guests are never named
See an example owner report

Included in Pro: £12 a month for each of your first two homes, then £5 a home.

Harbour & Hill Stays
Owner report · October 2026

Your guests in October

The Crescent House · The Garden Flat

Hi Sarah,

A strong month for both homes: spa weekends kept the Crescent House busy, and the Garden Flat took its first direct booking.

The new garden photos go live this week.

14bookings used the guide
11guests joined the guest list
£210extra income from 6 extras
£4651 direct booking, no commission

Who stayed

Family38%
Couple31%
Friends23%
Work8%
The spa46%
A break away23%
Birthday or anniversary15%
An event or show8%
Visiting family8%

From 13 groups who told us about their trip.

What they loved

Favourite places nearby
  1. Thermae Bath Spa8 groups
  2. The Chequers6 groups
  3. Royal Victoria Park5 groups
  4. Sally Lunn’s4 groups
  5. The Raven3 groups
Most-read in the guide
  1. Eat and drink3.2 h
  2. Getting around1.7 h
  3. Spas1.4 h
  4. Essentials1.1 h
  5. Kids42 min

4 late check-outs and 2 early check-ins booked through the guide.

What guests said

“Gorgeous flat and so close to the spa.”
“Lovely stay, but the shower was a bit weak first thing.”
“Perfect for our family weekend. The kids loved the park.”
“Beds were really comfy.”

What we suggest

Your listing
  • Lead the listing with the walk to the spa. Put it in the title and the first photo.46% of groups who told us came for the spa.
  • Show the family kit in the photos and amenities: travel cot, high chair, stair gate, garden.Families were 38% of groups.
  • Late check-out is popular. Consider raising the price, or offering it in the listing.4 of 14 groups booked a late check-out.
  • Answer parking and getting around in the listing, so guests know before they book.Getting around was one of the most-read parts of the guide.
At the property
  • Check the shower and hot water.Raised in 2 guest comments this month.
Prepared by Harbour & Hill Stays. Guests are never named in these reports.
See the full report →
Pricing

Build your list free. Put it to work with Pro.

Free

Everything to start your guest list

  • Guest guide for every home
  • Your guest list, with consent to contact
  • Who opened your guide, for every booking
  • Direct booking page (free during beta)
  • Local perks for guests
  • Extras and late check-outs
  • Google review requests

No subscription, no card needed. When Booking.com or direct guests pay by card, Perkpin keeps 12% and the rest goes straight to your bank.

Start free
Launch offer · Pro free for 90 days

Know your guests. Win them back.

  • Full guest insights: visits, time spent and what each group looked at
  • Lower fee on card payments: 7% instead of 12%
  • Monthly owner reports in your branding, for management companies
  • Emails to past guests coming soon
  • Reminders that sell late check-outs the night before coming soon
  • Texts to your cleaner when times change coming soon
  • Welcome-back guides for repeat guests coming soon
  • Listing tips once a home has had 20 bookings using your guide coming soon

Launch offer: sign up by 31 March 2027 and get Pro free for 90 days, no card needed. Enough time to put your posters up and see what your guests do. Then £12 a month for each of your first two homes and £5 for each home after that. Monthly, cancel any time.

Plays by the booking sites’ rules

Your listing stays safe.

Booking sites have strict rules about payments and contact details. Perkpin is designed around them, so you get your own guest list without putting your listing at risk.

No off-platform payments

Airbnb guests request extras in your guide and you send the payment request through Airbnb. Card payments are only for Booking.com and direct guests.

A safe link for booking messages

The link you send in Airbnb messages has no sign-up forms or outside offers. The full guide opens from the poster in your home.

Guests join by choice

Guests add their details for perks, and only hear from you if they say yes. Clear consent, as UK data rules require.

Getting started

Up and running in three steps

  1. Add your homeName, town and a few photos from your phone.
  2. Paste your listingCopy your Airbnb or Booking.com text in and we fill in the guide for you. Add your extras and prices.
  3. Share your guidePrint the QR poster from your dashboard and add the link to your check-in message.

Your next guest could be your first regular.

Start your guest list today. Every stay from now on adds to it.

Start your guest list free

Free for hosts · About 10 minutes · No card needed

Run a café, restaurant or shop?

Offer a perk to visitors staying nearby. It’s free.

Sign up your business