Hotel Software for Large Properties & Resorts

Properties running 100+ rooms are on Zitlin today. Above about sixty rooms a hotel stops being a bigger version of a small one — more shifts, more hands on the same terminal, more channels to keep honest. This is what Zitlin does about each of those, up to 200 rooms.

Most PMS vendors sort hotels by room count and sell a different product to each band. That split is largely commercial. What actually changes as a property grows is narrower than the pricing pages suggest, and it is worth being precise about, because a 140-room resort and a 14-room guesthouse genuinely do not have the same problems.

Properties running 100+ rooms are on Zitlin's paid plan today. This page is about what happens at that size and what the software does about it.

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What actually changes above sixty rooms

Four things, in our experience:

More people touch the same screen. A ten-room guesthouse has an owner and maybe one other person. A 150-room hotel has three shifts on the front desk, waiters on a shared POS, a housekeeping team and a night auditor — most of them working on terminals that somebody else was using an hour ago.

Cash changes hands more often, and to more hands. Not more cash necessarily, but more handovers, and a handover with no count is where discrepancies become untraceable.

Distribution stops being optional. Two OTAs and a manual date-block is a workable system at eight rooms. At 150 it is a guarantee of oversells and rate parity problems, and the rates themselves change often enough that syncing them by hand is not a job anyone can hold.

Somebody has to answer for the numbers. Owners are off site, managers are accountable to them, and "who voided that invoice" becomes a question that has to have an answer months later.

Notably, none of those are about the calendar. The front desk of a 200-room hotel does the same things as a 20-room one, only more often.

Real-time distribution across 50+ channels

Zitlin's channel manager connects by direct API — not iCal — to more than 50 OTAs, including Booking.com, Airbnb, Expedia, Agoda, MakeMyTrip, Goibibo, Traveloka, Trip.com and Hostelworld.

• Availability pushes on the booking event, not on a polling timer
• Nightly rates stay current 500 days ahead, derived from your base rates, seasonal overrides and weekday multipliers
• Restrictions sync per channel — minimum stay, maximum stay, closed-to-arrival, closed-to-departure and stop-sell
• Rate plans, OTA markups, non-refundable and promotional variants, and meal plans derive from your base pricing rather than being maintained separately
• Every OTA reservation arrives as a complete folio with guest details, meal plan, per-night prices locked in, and any payment the OTA collected already recorded
• Oversells are flagged and alerted, never silently dropped, and a full reconciliation of the next 500 days runs nightly so channels cannot drift

Zitlin's OTA connectivity is certified at Airbnb's Preferred+ partner tier — the highest level of API access, with real-time availability, rate sync and instant booking delivery.

Accountability on shared terminals

Every person gets a name on a picker and a 6-digit PIN. From then on, what they do is recorded against them, and seven role levels — Admin, Accountant, Rooms Manager, Front Desk, Restaurant Manager, Waiter, Housekeeping — control what each one can reach.

Two design decisions keep this from slowing a busy desk down. Viewing stays open: only changes need somebody signed in, so an unattended terminal still shows tonight's arrivals. Money asks twice: voiding, settling or editing an invoice, overriding a rate, cancelling a booking, recording a deposit, reverting a check-in and closing a drawer all re-confirm the PIN once it has gone stale.

Staff PINs deliberately carry no credential that works off the premises — safe to hand out to seasonal and part-time people, because the worst case for a leaked PIN is somebody already standing behind your front desk.

Cash across three shifts a day

Each person opens a drawer with a counted float and closes it at handover. Zitlin says what should be in the till, they say what is, and the difference is recorded against their name — with a note, required whenever the figures differ.

Several drawers run at once: a front desk and a restaurant till side by side, counted separately, each answerable to whoever holds it. Shift history filters straight to the counts that did not balance, which is the only view a manager actually needs. And a closed shift is frozen — money recorded afterwards, even backdated, lands in whatever shift is open at the time, so an invoice edited a week later cannot quietly rewrite what somebody was asked to stand behind.

Closing the day, and proving what happened

The night audit runs as a guided checklist rather than an unattended batch job. It finds the arrivals nobody checked in, the departures nobody checked out, the folios nobody invoiced, the invoices nobody settled and the in-house reservations missing a nightly rate — then freezes the day's occupancy and revenue into a permanent snapshot. It is a soft close: reports stay live, bookings stay editable, and an admin can reopen any day. Multi-property groups in different timezones each close against their own local day.

The audit log is the record underneath all of it — who did what, on which device, with the IP address. Folios and bookings created, cancelled, checked in or reverted; rates overridden; deposits recorded and corrected; invoices raised, edited, voided, settled and un-settled; discounts and complimentary items applied; shifts opened and closed with the amount counted and the difference. Filter by action, person or date and export to CSV. It is available as a separately quoted add-on.

What scale doesn't cost you

Pricing scales with unit count. Above 70 units we quote the configuration individually rather than publishing a number — at that size the channel mix, the number of properties and the migration all vary too much for a slider to be honest. That is a quoting threshold, not a capacity limit.

Where Zitlin is genuinely not the answer

Worth saying plainly, because a vendor who claims to fit everything fits nothing:

• Above 200 rooms, or a chain of many large properties, you are into territory we do not claim
• Very long-tail channel coverage — SiteMinder connects to 450+ OTAs; Zitlin connects to 50+ by API, plus iCal for the rest
• Deep housekeeping workflow tooling of the kind a dedicated engineering department buys Optii or HotSOS for
• Complex corporate rate and GDS distribution for business-travel-heavy city hotels

What Zitlin does have is a front desk, restaurant, housekeeping, invoicing, distribution, accountability and reporting in one system, at a price that scales by rooms rather than by module — which for a 100- to 200-room independent property is usually the trade that matters.

Who this is for

• Independent hotels and resorts from roughly 60 to 200 rooms running multiple shifts on shared terminals
• Properties with a restaurant, bar or banquet operation billing onto the same guest folio
• Hotel groups managing several properties from one login, each with its own settings and its own day close
• Owners who are off site and need rate overrides, voids and short drawers to have names attached
• Properties migrating off an enterprise PMS whose per-module pricing has outgrown what the property actually uses

Frequently Asked Questions

How many rooms can Zitlin handle? Up to 200. Properties running 100+ rooms are on Zitlin's paid plan today, and the free plan sets no limit on how many rooms you configure. Zitlin is not a small-property-only tool — the features that scale actually depends on, such as real-time OTA distribution, role-based permissions, per-shift cash drawers, an audit log and a night audit, are all shipped.

Is Zitlin only for small hotels and guesthouses? No. That is a common misreading of an all-in-one product with a free plan. Zitlin runs single guesthouses and it runs 100+ room hotels, and the same account scales between them. What a larger property adds is not a different product but more of it — more users, more terminals, more channels, more shifts.

Does Zitlin do real-time OTA distribution, or only iCal calendar sync? Real-time, two-way, by direct API across 50+ OTAs — availability pushed on the booking event rather than on a timer, nightly rates maintained 500 days ahead, and minimum stay, maximum stay, closed-to-arrival, closed-to-departure and stop-sell restrictions synced per channel. Zitlin's connectivity is certified at Airbnb's Preferred+ partner tier, the highest level of API access. iCal is offered in addition, for long-tail channels and offline travel agents with no API — it is not the primary mechanism.

How does Zitlin handle multiple shifts and staff on shared terminals? Each person gets a name and a 6-digit PIN they punch into whichever terminal they are standing at. Every action is then recorded against them, and seven role levels control what each person can reach. Money actions re-confirm the PIN. Viewing stays open, so an unattended screen still shows tonight's arrivals without anyone signing in.

Can I reconcile cash across three shifts a day? Yes. Each person opens a drawer with a counted float and closes it at handover; Zitlin records the difference against their name with a required note whenever it does not balance. Several drawers run at once — front desk and restaurant till side by side, counted separately. A closed shift is frozen, so late edits cannot rewrite what somebody was asked to stand behind.

Does Zitlin support multiple properties under one group? Yes. A group-level manager sees every property from one login, with access controlled per property and each property closing its night audit against its own local day and timezone.

How many users and POS terminals does a large property get? Unlimited, on Pro. User count is not a pricing lever in Zitlin — pricing scales with unit count, not seats — so putting a terminal in the restaurant, one at the front desk and one in the back office costs nothing extra.

What does Zitlin cost for a 200-room hotel? Above 70 units we quote the configuration individually rather than publishing a number, because at that size the channel mix, the number of properties and the migration all vary. That is a quoting threshold, not a capacity limit. Setup, staff training and data migration carry no fee on Pro.

Can we migrate from an existing PMS? Yes. Data migration is included in Pro at no extra cost, along with staff training and priority support. Onboarding runs over WhatsApp with direct access to the team rather than a ticket queue.

What about audit and accountability for a chargeback or a dispute? The audit log records who did what, on which device, with the IP address — folios and bookings created, cancelled, checked in or reverted; rates overridden; deposits recorded; invoices raised, edited, voided, settled and un-settled; discounts and complimentary items applied. Filter by action, person or date and export to CSV. It is available as a separately quoted add-on.

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