Food, Drink & Hospitality Scotland

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.

Guide summary

You must get a short-term lets licence from your local council if you rent out a property in Scotland. Choose the correct licence type for your situation and meet all safety conditions before you apply. You cannot take guests until your licence is granted. Operating without a licence is a criminal offence with a fine of up to £2,500.

  • Apply for a licence from your local council before accepting guests
  • Choose between home sharing, home letting, secondary letting, or combined licence
  • Ensure fire, gas, electrical, water, and EPC safety conditions are met
  • From 1 March 2024, your property must also meet the Repairing Standard
  • Get public liability insurance before you start letting
  • Allow time for processing – do not take guests until licence is granted
  • Find out if your property is in a control area (Edinburgh, parts of Highland) – you may need planning permission
  • Maximum fine for operating without a licence is £2,500
  • First licence lasts up to 3 years, renewals may be longer
  • Comply with all licence conditions, including maximum occupancy
On this page

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