Every short-term let in Scotland needs a licence. No exceptions.
Since 1 October 2022, it has been illegal to operate a short-term let in Scotland without a licence from your local council. This applies whether you are listing on Airbnb, VRBO, Booking.com, or taking direct bookings. It applies to a spare room in your home, a holiday cottage in the Highlands, and a city-centre flat in Edinburgh.
The licensing scheme was introduced under the Civic Government (Scotland) Act 1982 (as amended by the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022). It replaced a patchwork of voluntary registration and planning controls that councils struggled to enforce.
If you are already hosting and do not have a licence, you are operating illegally. The fine is up to £2,500.
The three licence types
Scotland's scheme has three distinct licence types. The type you need depends on your relationship with the property.
1. Home sharing
You live in the property as your primary residence and let part of it while you are there. Think spare room on Airbnb while you sleep in the next room.
2. Home letting
You live in the property as your primary residence but let the whole thing while you are away. Going on holiday for two weeks and letting your flat while you are gone falls here.
3. Secondary letting
The property is not your primary residence. This is the most common type for investment STL properties - a dedicated holiday let or a flat you bought specifically to short-term let.
Secondary letting is the most heavily scrutinised type. In STL control areas (Edinburgh, for example), you also need planning permission on top of the licence.
What you need before you apply
Every licence application requires proof of the following mandatory conditions:
- Gas safety certificate (CP12) - current, issued within 12 months
- EICR - satisfactory, issued within 5 years
- EPC - valid (10-year life)
- Fire safety - working smoke alarms (interlinked), heat alarm in kitchen, carbon monoxide detector where there is a combustion appliance. Scotland requires hardwired or sealed 10-year lithium battery alarms
- Public liability insurance - minimum cover varies by council, typically £1m-£5m
- Buildings and contents insurance - must cover STL use (standard residential policies often exclude it)
- Legionella risk assessment - especially important for properties left vacant between lets
- Water safety - adequate and safe water supply
You will also need:
- Planning permission (if in an STL control area and applying for secondary letting)
- Proof of ownership or landlord consent
- Floor plan showing fire escape routes
- Details of how keys are managed
- Maximum occupancy declaration
How to apply
Applications go through your local council, not a national body. Every council sets its own fees and processing times.
- Check your council's STL licensing page for their specific application form
- Gather all certificates and documents listed above
- Complete the application (most councils now offer online applications)
- Pay the fee - typically £200-500 for a new application, varies significantly by council
- Wait for the council to process - they may inspect the property
- Once granted, display your licence number in all advertising
Licence duration is typically 3 years, though some councils grant shorter initial periods. Renewal applications should be submitted well before expiry.
Fees by council - what to expect
Fees vary enormously. Edinburgh charges more than rural councils. As a rough guide:
- Edinburgh - around £300-500 for a new secondary letting licence
- Highland - around £200-300
- Glasgow - around £250-400
Check your council's website for current fees. They change and there is no central list.
STL control areas
Some council areas have been designated as Short-Term Let Control Areas. In these areas, using a property as a secondary STL (not your primary residence) counts as a material change of use under planning law. That means you need planning permission as well as the licence.
Edinburgh was the first control area, designated in September 2022. Other areas have followed.
If your property is in a control area and you are applying for secondary letting:
- You need both a licence AND planning permission
- The planning application is separate from the licence application
- Planning permission is not guaranteed - the council considers impact on housing supply, neighbours, and the character of the area
- Existing hosts who were operating before the control area designation may have transitional provisions, but these are time-limited
What happens if you do not have a licence
- Fine of up to £2,500 per offence
- Enforcement notice requiring you to stop letting
- Listing removal - Airbnb, VRBO, and Booking.com can (and increasingly do) request licence numbers and remove unlicensed listings
- Insurance void - your insurer may refuse a claim if you are operating without the required licence
Platforms are getting stricter. Airbnb now requires Scottish hosts to enter their licence number. If you cannot provide one, your listing may be suspended.
Displaying your licence number
Once granted, your licence number must be displayed in all advertising for the property. That includes:
- Airbnb, VRBO, Booking.com listings
- Your own website
- Social media posts advertising the property
- Any printed materials
The number format varies by council. Display it prominently - not buried in the small print.
Renewals
Start the renewal process at least 3 months before your licence expires. Councils can take weeks or months to process applications, and operating without a valid licence while your renewal is pending is a grey area you want to avoid.
At renewal, you will need to show all your safety certificates are still current. An expired gas certificate at renewal time is a problem.
How SelfLet Stays helps
SelfLet Stays tracks all 16 STL compliance items for Scottish, English, and Welsh hosts. Your STL licence status, expiry dates, and renewal reminders are all in one place alongside your gas cert, EICR, fire safety, and insurance. The compliance dashboard shows you exactly what is current, what is expiring, and what needs attention - so you are never caught out at renewal time.