Scotland Short-Term Let Licence: Complete Application Guide

Since 1 January 2025, operating a short-term let in Scotland without a licence is a criminal offence. If you haven't applied yet, here's exactly how the process works — including what documents you need, what it costs, and how long it takes.

This is general guidance, not legal advice. Each Scottish council sets its own additional conditions and fees. Check with your local authority.

Do You Need a Licence?

If you let any property in Scotland to paying guests for fewer than 90 consecutive nights, you need a licence. This includes:

• Holiday cottages and apartments
• Rooms in your home (Airbnb, etc.)
• Serviced accommodation
• Glamping pods, lodges, and converted spaces

The only exemptions are hotels, B&Bs already licensed under the 1982 Act, and properties let for 90+ consecutive nights (which are treated as residential tenancies).

Penalty for operating without a licence: Criminal offence, fines up to £2,500.

Which Licence Type?

The Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022 defines three licence types:

Licence Type	Description	Example
Home sharing	Letting all or part of your home while you're present	Spare room on Airbnb while you're home
Home letting	Letting all or part of your home while you're away	Your flat while you're on holiday
Secondary letting	Letting a property that isn't your main residence	Dedicated holiday let property

Most holiday let operators need a secondary letting licence. If you occasionally rent your own home, you need home sharing or home letting.

You need a separate licence for each property (each accommodation unit).

What You Need Before Applying

Gather these documents before starting your application:

Mandatory documents

1. Fire risk assessment — written, covering all fire risks in the property. Must comply with Part 3 of the Fire (Scotland) Act 2005.
2. Gas Safety Certificate (CP12) — current and within 12 months, if the property has gas appliances.
3. EICR — electrical installation condition report, within the last 5 years.
4. Public liability insurance — covering guest injury claims.
5. Property details — address, number of bedrooms, maximum occupancy.
6. Proof of ownership or landlord's consent — if you don't own the property.

Additional requirements in control areas

If your property is in a short-term let control area (Edinburgh, Highland, Argyll & Bute, and others), you may also need:

7. Planning permission — or evidence that planning permission isn't required (e.g., established use certificate).

Check the Scottish Government's short-term lets page for the current list of control areas.

How to Apply

Step 1: Contact your local council

Each of Scotland's 32 councils manages its own licensing. Find your council's licensing page — most have a dedicated "short-term lets" or "licensing" section.

Step 2: Complete the application form

Council application forms typically require:

• Your personal details and contact information
• Property address and details
• Licence type you're applying for
• Declaration of compliance with mandatory conditions
• Supporting documents (listed above)

Step 3: Pay the application fee

Fees vary significantly between councils:

Council	Approximate Fee (3-year licence)
Edinburgh	£500–£800 (depending on property size)
Highland	£300–£600
Glasgow	£400–£700
Argyll & Bute	£300–£500

These are approximate ranges based on published council fee schedules. Check your council's current fees — they may have changed.

Step 4: Property inspection

Your council may inspect the property before granting the licence. Inspections typically check:

• Fire safety measures (alarms, escape routes, fire doors)
• Gas and electrical safety
• General property condition
• Maximum occupancy compliance

Not all councils inspect before issuing — some grant the licence based on documentation and inspect later.

Step 5: Receive your licence

Processing times vary by council. Edinburgh and Highland typically take 3–6 months due to high application volumes. Smaller councils may process within 4–8 weeks.

Licences are valid for up to 3 years from the date of issue. Your council may grant a shorter period.

Mandatory Conditions

All Scottish STL licences include mandatory conditions set by the Scottish Government:

• Safety: Fire risk assessment in place, working smoke/heat/CO alarms, gas and electrical safety certificates current
• Insurance: Public liability insurance maintained throughout the licence period
• Information: Guest information pack including fire safety, emergency contacts, and house rules
• Compliance: Adherence to maximum occupancy limits
• Notification: You must display your licence number
• Planning: In control areas, compliance with planning requirements

Councils can add additional conditions based on local circumstances.

Edinburgh: What to Expect

Edinburgh has the highest volume of STL licence applications in Scotland. Specific considerations:

• Edinburgh is a control area — secondary letting licences require planning permission
• The council has refused many planning applications in residential areas
• Processing times are longer (typically 4–6 months)
• The Edinburgh Visitor Levy starts 24 July 2026 — a 5% charge on the first 5 consecutive nights of paid accommodation, collected by hosts

If your property is in Edinburgh, budget extra time for the planning permission process alongside the licence application.

Renewal

Start your renewal process at least 6 months before your licence expires. The renewal process is similar to the initial application but may be faster if your property was previously inspected and nothing has changed.

If your licence expires before the renewal is processed, you must stop taking bookings until the new licence is granted.

Common Mistakes

1. Applying for the wrong licence type — secondary letting vs. home sharing/letting has different requirements and fees
2. Missing the fire risk assessment — a written assessment must be in place before you apply, not after
3. Ignoring control area requirements — operating without planning permission in a control area can result in both licensing and planning enforcement
4. Not budgeting for processing time — especially in Edinburgh and Highland, apply well before you need the licence

For a broader overview of UK regulations beyond Scotland, see our short-term let regulations guide. To check what's required in your specific nation, try our free Registration Checker.

Sources

• Legislation.gov.uk — Civic Government (Scotland) Act 1982 (Licensing Order) 2022
• mygov.scot — Short-term let licences
• gov.scot — Short-term lets regulation information
• Legislation.gov.uk — Fire (Scotland) Act 2005, Part 3
• mygov.scot — Mandatory licence conditions