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.
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Determine which licence type you need — home sharing, home letting, secondary letting, or combined
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Check whether your property is in a short-term let control area (Edinburgh, parts of Highland) — if so, you may also need planning permission
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Ensure your property meets all mandatory safety conditions — fire, gas, electrical, water, and EPC
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Confirm whether Chapter 4 of Part 1 of the Housing (Scotland) Act 2006 applies to your property and, if it does, that it meets the Repairing Standard
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Obtain public liability insurance
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Apply to your local council — fees vary by council and are based on cost recovery
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Allow time for processing — you must not take guests until your licence is granted
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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.
Legal basis
Primary legislation and key regulations
Housing (Scotland) Act 2006
Civic Government (Scotland) Act 1982
Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022
Browse UK legislation (opens in a new tab)
legislation.gov.uk