53%
of consumers say a complicated booking journey puts them off staying at a pub — the demand is there, the plumbing isn't.
NIQ / Stay in a Pub, Pub Accommodation Review 2025
Pub rooms · London pilot
The rooms above your pub
are a second business.
We run it like one: listed on every channel, priced nightly, guests messaged, turnovers on a checklist your own staff can run — on an open-book statement. First we show you what your rooms could earn; then we agree terms. Your building, your staff, your income. We take a fee, not your keys.
The gap
Guests want pub stays.
Pubs are hard to book.
38%
of 18–34s don't know how to book a pub stay at all. Rooms that aren't on the channels guests actually use simply don't exist to them.
NIQ / Stay in a Pub, Pub Accommodation Review 2025
£106
average spend per night on pub accommodation across the UK — revenue that many pubs with empty upstairs floors never see.
NIQ / Stay in a Pub, Pub Accommodation Review 2025
A London flat stops selling
at night ninety.
London’s 90-night cap applies to residential premises. Letting rooms that sit within a pub’s business premises are generally outside its scope — which can mean a calendar that sells all year round. It depends on your property’s planning and rates status, so we verify that status with you before a single night goes on sale. If it needs confirming with the council, we tell you first — not after.
This is a status check, not a promise — the position depends on the individual property and we never list around an unresolved planning question.
Two ways in
Your staff, our engine —
or the whole thing handled.
Rooms Engine
Your staff + our engine
- Listed on Booking.com, Airbnb, Expedia and Google Hotels
- Nightly pricing reviewed daily — drafted by our AI systems, approved by a named human
- Guest messaging handled end to end, 8am–11pm, in your pub's voice
- Review responses and ranking hygiene
- Your own staff run turnovers with our photo-verified housekeeping checklist
- Open-book monthly statement — every pound itemised, cross-checkable against your OTA dashboards
Full Management
The whole thing handled
- Everything in Rooms Engine
- Housekeeping coordination with vetted London cleaning partners
- Linen supply at cost — zero markup, shown on the statement
- Maintenance dispatch through our repair partners
- Guest issues resolved without pulling your bar staff off the floor
Pilot terms. No setup fee. We put in no capital and take no lease — the rooms, the licence and the income remain yours throughout.
How it works
Who does what —
in one honest split.
Your team handles what needs hands in the building. We handle everything that happens on a screen. Neither side pretends to do the other’s job.
Your team
Already in the building
- Key handover and check-in — the bar is already open around twelve hours a day, so a guest arriving is just another person at the counter
- Room turnovers, run to our photo-verified checklist — the room doesn't go back on sale until the photo set is complete
- Overnight first response — your duty staff are the people on site at 2am, and the contract says so plainly
- Accounts and guest money — the OTA accounts and every guest payment stay yours; we never touch guest money
Big Ben Suite
Everything on a screen
- Listings and channel width — Booking.com, Airbnb, Expedia and Google Hotels, kept in sync
- Nightly pricing drafts — proposed by our AI systems, approved by a named human before anything changes
- Guest messaging 8am–11pm, first reply within the hour, in your pub's voice
- Review replies — negative reviews are shown to you before any response is published
- Monthly open-book statement — every pound itemised, cross-checkable against your own OTA dashboard
- Compliance date reminders — gas safety (CP12) and EICR renewal dates logged and chased in writing; reminders only, the legal duty stays the licensee's
- Quality stop-sell — a room that fails the checklist comes off sale on our channels until it's right
Open book
The statement
you’ll check us against.
Every month you get one page. Every line on it can be cross-checked against your own OTA account — because the OTA accounts are yours, not ours.
Illustrative — a 6-room example month, not a quote
Room revenue collected Paid by guests into the pub's own accounts | £11,305 |
OTA commission Paid direct to the channels — assumed blended channel rate, illustrative; the real figure sits in your own dashboard | −£1,899 |
Cleaning — your staff Rooms Engine tier: your team, our checklist | markup £0.00 |
Linen — your supplier, at cost Supplier invoice attached to the statement | markup £0.00 |
Repairs — third-party invoice attached Passed through at cost, invoice by invoice | at cost |
Our fee — the agreed share of collected revenue One line — the share agreed per pub, on one page of the agreement | agreed per pub |
Every line cross-checkable against the pub’s own OTA account. Figures are an illustrative 6-room example (£95 average rate, 65% occupancy), not a projection for any specific pub.
Your numbers
See what your rooms
could turn over.
Move the sliders to your pub. This is gross room revenue only — the arithmetic, not an offer. What reaches you depends on terms we agree per pub, in writing, after the free revenue review.
Gross room revenue
£135,233
per year
£11,269
per month
6 rooms × 365 nights × 65% × £95
Illustrative arithmetic, not a projection — your figure depends on your rooms, your area and your calendar. It assumes a year-round listing, which is subject to the planning-status check described above. The free revenue review is where we put real numbers on it.
Average pub stay: 1.9 nights — NIQ / Stay in a Pub, Pub Accommodation Review 2025
Run by AI, answerable by a human
The engine is the same one
we publish everywhere else.
AI drafts, a human approves
Our AI systems draft pricing moves and guest replies around the clock. Nothing irreversible — a price change, a refund, a message — goes out without a named human’s approval. Meet the AI team.
Your staff are already there
The hard part of remote room management is the physical last mile. A pub doesn’t have that problem — your team is in the building around twelve hours a day. They run turnovers on our photo-verified checklist; we handle everything that happens on a screen.
Proof, not promises
We run a Canary Wharf flat at Superhost level and publish the numbers, sources and limitations in a public case study. Your rooms get the same statement format — every pound itemised, checkable against your own OTA dashboards.
The path in — and the door out
How it starts —
and how it stops.
1
Free revenue review
We come to the pub, look at the rooms, the calendar and the planning status, and put what your rooms could earn in writing. No obligation, no fee — you keep the document either way.
2
One short agreement
Rooms Engine or Full Management — a services agreement, not a lease. No setup fee, no capital from us, no long lock-in. The rooms, the licence and the income stay yours.
3
90-day proof window
If we haven't produced a documented revenue-per-room improvement in 90 days, we stop and say so — that clause is in the contract, because this is built on results, not promises.
What we won’t
promise you.
We’d rather be believed than impressive. These four things stay off the table — in the pitch and in the contract.
No promised figures
Every number on this page is illustrative or sourced. Projections stay illustrative until they're your real numbers, on your real statement.
No overnight call-out
Your duty staff are first response overnight — they are the people in the building, and the contract says so plainly rather than hiding it in small print.
Fire safety stays the licensee's legal duty
We log defects, report them in writing and chase them until they're fixed — and we pull an affected room from sale on our channels. But the legal duty is yours by law, and we never claim to take it over.
Nothing sold as live that isn't built
If a tool or a feature is still on our roadmap, we say so. You'll never be shown something as working today that isn't.
Straight answers
What publicans ask first.
- What does Big Ben Suite charge to run a pub's letting rooms?
- We agree terms per pub — and only after a free revenue review. First we show you what your rooms are earning versus what they could earn; then we agree a share that makes sense against those numbers. What is fixed for every pub: no setup fee, no capital from us, no lease — the rooms, the licence and the income stay yours, and every agreed term appears on an open-book monthly statement you can check line by line.
- Does London's 90-night short-let cap apply to pub rooms?
- Often not — the cap applies to residential premises, and letting rooms that sit within a pub's business premises are generally outside its scope. It depends on the individual property's planning and rates status, so we check that status with you before a single night is listed, and if it needs confirming with the council we say so first.
- Who does the cleaning and key handover?
- In the Rooms Engine tier, your own staff — they are already in the building — working to our photo-verified turnover checklist. In Full Management we coordinate vetted London cleaning partners and linen at supplier cost with zero markup, itemised on your statement.
- Has Big Ben Suite run pub rooms before?
- Not yet, and we won't pretend otherwise. We operate a Canary Wharf flat at Superhost level with a published, sourced case study, and we publish an open-book statement format anyone can inspect. The pub-rooms programme is a pilot for 3–5 London pubs on those same open-book terms — early pubs get the most attention we will ever be able to give.
- What happens if it doesn't work?
- We stop, and we're the ones who say so. The agreement carries a 90-day proof window: if we haven't produced a documented revenue-per-room improvement within 90 days, we end the arrangement and tell you plainly, in writing. There's no setup fee to recoup and no long lock-in holding you in — the clause is in the contract because this is built on results, not promises.
- My pub is tied to a pubco — can I still use this?
- It depends on your agreement. Many tied leases restrict sharing possession of the upper floors, so we ask about your tenure up front and, where consent is needed, the arrangement stays a services contract with you as the operator — we never take possession of your rooms. Free-of-tie and freehold pubs can usually decide alone.
Three to five London pubs.
Then we close the pilot.
Tell us about your rooms — how many, what state, how they book today. We’ll come to the pub, look at the calendar and the planning status, and show you an open-book statement for your rooms before any agreement exists.
Pilot programme, London only. Market statistics are from the NIQ / Stay in a Pub Pub Accommodation Review 2025 and describe the UK market, not any specific pub. The 90-night position depends on each property’s planning and rates status and is verified per property. Any engagement is subject to tenure checks (including pubco consent where applicable), a fire-safety file review and a written services agreement.