Guide
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.
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
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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From 1 March 2024, confirm your property 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 — councils have up to 12 months for existing hosts
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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. Breach of licence conditions can lead to licence suspension or revocation.