Scotland

Business regulations: Scotland vs England differences

Key regulatory differences for businesses operating in both Scotland and England, covering licensing, planning, rates, employment, and tax.

Guide summary

If you run a business in both Scotland and England, check the different rules for planning, alcohol licensing, business rates, and short-term lets. In Scotland you must follow the statutory National Planning Framework 4, pay the real Living Wage for certain public contracts, and licence short-term lets since October 2023.

  • Check whether NPF4 or local development plan applies to your application
  • Pay the real Living Wage (£13.45/hour) if you get a Scottish public grant
  • Licence short-term lets in Scotland since October 2023
  • Scottish income tax has 6 bands; England has 3 bands
  • Use LBTT instead of Stamp Duty when buying property in Scotland
  • Edinburgh visitor levy starts July 2026 — check if you are affected
  • Corporation tax and VAT rates are the same across the UK
  • Most employment law is reserved to Westminster and applies UK-wide
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Related guides in Compliance & Legal

Scotland has significant regulatory differences from England across licensing, planning, property rates, employment, and tax. If your business operates in both countries — or you are moving a business across the border — you need to understand where the rules diverge.

Alcohol licensing
Legislation Licensing (Scotland) Act 2005 Licensing Act 2003
Licensing authority Licensing Board (one per council) Local council licensing committee
Licensing objectives 5 objectives (includes protecting children) 4 objectives
Personal licence duration 10 years (must renew) Indefinite (no renewal)
Qualification SCPLH (Scottish Certificate) APLH (Award for Personal Licence Holders)
Off-sales hours (max) 10am–10pm No statutory maximum
Minimum unit pricing 65p per unit (mandatory) Does not apply

Planning and building
National policy NPF4 (statutory development plan) NPPF (material consideration only)
Building standards Building warrant (local authority only) Building regulations (Building Control or Approved Inspector)
Use classes T&CP (Use Classes) (Scotland) Order 1997 T&CP (Use Classes) Order 1987 (as amended)
Appeals Local Review Body / Scottish Ministers Planning Inspectorate
Revaluation cycle 3 years (from 2023) 3 years (from 2026)

Business rates
Multiplier system Three tiers (basic, intermediate, higher) Two tiers (standard, small business)
Small business relief SBBS: 100% relief up to £12,000 RV; tapers 100%→25% £12,001–£15,000, then 25%→0% £15,001–£20,000 (single property; £35,000 is the cumulative multi-property eligibility cap, not a relief band) SBRR: 100% relief up to £12,000 RV; tapered £12,001–£15,000
Valuation body Scottish Assessors Association Valuation Office Agency

Employment and fair work

  • Fair Work First - Scotland requires payment of the real Living Wage (£13.45/hour) for public sector grant recipients. England has no equivalent policy.
  • Employment law - most employment law is reserved to Westminster and applies UK-wide (including NMW, unfair dismissal, TUPE, and equality).

Short-term lets

  • Scotland - mandatory licensing scheme since October 2023 for all short-term lets. Councils can designate control areas requiring planning permission.
  • England - no mandatory licensing scheme (as of early 2026). A registration scheme is proposed but not yet implemented.

Tax

  • Scottish income tax - Scotland sets its own income tax rates and bands (currently 6 bands vs England's 3). LBTT replaces Stamp Duty Land Tax for property purchases.
  • Corporation tax - reserved to Westminster — same rates apply UK-wide.
  • VAT - reserved to Westminster — same rates and thresholds UK-wide.

Visitor levy

Scotland has enabled councils to levy a charge on overnight stays (Visitor Levy (Scotland) Act 2024). Edinburgh starts July 2026. England has no equivalent power.

Further information