Food, Drink & Hospitality

Get a short-term lets licence in Scotland

Complete guide to Scotland's mandatory short-term lets licensing scheme including licence types, mandatory conditions, and application process.

Scotland
Guide summary

You must get a licence for any short-term let in Scotland. Apply to your local council with the correct licence type. Meet safety standards and pay the fee. Operating without a licence risks a £2,500 fine.

  • Choose licence type: home sharing, home letting, secondary letting, or combined
  • Check if your property is in a control area (Edinburgh, parts of Highland)
  • Meet safety standards: fire, gas, electrical, water, and EPC
  • Obtain public liability insurance
  • Apply to your local council — fees vary
  • Allow up to 12 months for processing
  • Comply with licence conditions including maximum occupancy
  • From 1 March 2024, meet the Repairing Standard
  • Operating without a licence risks a £2,500 fine
On this page
Scotland

Related guides in Licensing & Permits

Since 1 October 2023, all short-term lets in Scotland must be licensed. Whether you rent a spare room, let your home while on holiday, or operate a dedicated holiday let, you need a licence from your local council.

  1. 1

    Determine which licence type you need — home sharing, home letting, secondary letting, or combined

  2. 2

    Check whether your property is in a short-term let control area (Edinburgh, parts of Highland) — if so, you may also need planning permission

  3. 3

    Ensure your property meets all mandatory safety conditions — fire, gas, electrical, water, and EPC

  4. 4

    From 1 March 2024, confirm your property meets the Repairing Standard

  5. 5

    Obtain public liability insurance

  6. 6

    Apply to your local council — fees vary by council and are based on cost recovery

  7. 7

    Allow time for processing — you must not take guests until your licence is granted

  8. 8

    Once granted, comply with all licence conditions including maximum occupancy

Penalties

Operating without a licence is a criminal offence punishable by a fine of up to £2,500 (level 4 on the standard scale). Breach of licence conditions can lead to licence suspension or revocation.

Official guidance