Food, Drink & Hospitality Scotland

Operating in a short-term let control area

Additional planning requirements in designated short-term let control areas in Scotland, including Edinburgh and parts of Highland.

Guide summary

If your property is in a short-term let control area, you must apply for planning permission before you can get a short-term let licence for secondary letting. Control areas include Edinburgh (from 5 September 2022) and parts of Highland (from 4 March 2024). Home sharing (letting while you are at home) does not normally need planning permission.

  • Apply for planning permission before or with your STL licence in a control area
  • Edinburgh entire council area is a control area from 5 September 2022
  • Highland (Badenoch and Strathspey) is a control area from 4 March 2024
  • Home sharing (you stay at home) does not need planning permission
  • Home letting may need planning permission if frequent or booked often
  • Your STL licence cannot be granted without planning permission or pending application
  • Check with your local council if other control areas apply
On this page

Related guides in Licensing & Permits

Some areas in Scotland have been designated as short-term let control areas. In these areas, using a residential property for short-term letting (other than home sharing) is treated as a material change of use, meaning you need planning permission in addition to your STL licence.

What this means for you

If your property is in a control area and you want to operate a secondary let (a property that is not your main home), you must:

  1. Apply for planning permission for change of use from residential to short-term let
  2. Apply for a short-term let licence from the council

Your STL licence cannot be granted unless you have planning permission or a pending application.

Home sharing

If you are sharing your own home while present (home sharing), you do not normally need planning permission, even in a control area.

Home letting

If you let your own home while away (home letting), the need for planning permission depends on the frequency and scale of the letting. Occasional lettings (for example, during the Edinburgh Festival) are less likely to constitute a material change of use.

Further information