Built in Edinburgh,
with love and frustration.

Where it started — Edinburgh, doing spot checks

My name is Arnold. I've spent 15 years in property compliance — PAT testing, electrical certificates, floor plans, asbestos surveys, fire risk assessments. I know what it looks like when a property has been properly inspected, and I know what it looks like when someone just ticked a box.

A few years ago I started doing spot checks on Airbnb properties in Edinburgh. Walking into flats between guests, checking the cleaning, assessing the handover. What I saw surprised me — not the properties, but the chaos behind them. Hosts texting cleaners on WhatsApp at 10pm. Cleaners with no idea what standard was expected. No record of what had been done, no photos, no accountability. And compliance paperwork? Sitting in a folder somewhere, with nobody tracking expiry dates.

I kept thinking: this is solvable. Not with a £300/month enterprise platform, but with something simple, designed from the ground up for how this actually works.

Building what I needed

So I built Sorted BNB. Not for property management companies with 200 units. For the operator running 3 to 20 properties — often alongside a day job — who needs their cleaner to follow a proper checklist and take photos, their compliance documents tracked so nothing slips, and their operations running without everything going through their phone.

The compliance module is the part I'm most proud of. Because I've lived that world — gas safety certificates, EICRs, EPC ratings, Scottish landlord registration, asbestos surveys — I built this the right way. You get expiry alerts before a certificate lapses, not after a guest asks why the gas certificate is two years out of date.

The checklist system came from the same frustration. As an inspector, I'd arrive at a property and find the cleaner had "done" it but there was no evidence. Mandatory photos, GPS check-in, and timestamped task completion exist in this app because I spent years wishing they existed everywhere else.

We're new — and honest about it

Sorted BNB is a new product. We're not going to pretend we've processed millions of tasks or have thousands of customers. What we do have is a genuinely good platform built by someone who has done this work — not a tech team that read about it.

We're starting from Edinburgh and growing from there. If you try us and you have feedback, it goes directly to me. I read every message at hello@sortedbnb.online — because right now, at this stage, every operator who joins shapes what this becomes.

— Arnold, founder