Would it be better to include / in replaced tokens? Something like
```js
    replace: [
      {
        substr: '</',
        newSubstr: ' closing tag '
      },
      {
        substr: '<',
        newSubstr: ' tag start '
      },
      {
        substr: '/>',
        newSubstr: ' close tag '
      },
      {
        substr: '>',
        newSubstr: ' tag end '
      }
    ]
```