If you run a holiday let, B&B, or Airbnb in the Highlands, you must now have a short term let (STL) licence. Since October 2022, every host in Scotland has been required to apply, and Highland Council enforces the rules across one of the largest rural areas in the UK.
This guide explains how Highland’s scheme works in 2025 — what you need, what it costs, common pitfalls, and how to stay compliant without losing days to admin.
The rules come from national law, introduced to:
Protect guest safety
Respond to housing pressures in popular tourist areas
Standardise standards across councils
Highland must follow national regulations, but it sets its own fees, timelines, and process detail.
Sources:
https://www.gov.scot/publications/short-term-lets/
https://www.legislation.gov.uk/ssi/2022/32/contents
You must apply if you:
Let out a whole property for short stays (holiday cottages, self-catering units, Airbnbs)
Let out a room in your home, even if you live there
Let out a secondary property such as a flat or converted barn
Exemptions are rare. They mainly cover home swaps, temporary worker accommodation, or one-off short lets during events.
Source: https://www.mygov.scot/short-term-let-licences/legal-requirements
Check whether planning permission applies. In Highland, this may be required in designated control areas.
Gather the required safety and insurance documents.
Apply through the Highland Council portal.
Pay the licence fee (based on occupancy and property type).
Wait while the council processes your application — inspections may be carried out.
Highland’s large geography means timelines vary, but applicants should expect several months for processing.
Source: https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing
Highland follows the same national mandatory conditions as other councils:
Annual Gas Safety Certificate
Electrical Installation Condition Report (every 5 years)
Portable Appliance Testing (annually if applicable)
Interlinked smoke and heat alarms
Carbon monoxide alarms
Public liability insurance
Fit and proper person check
These documents must be submitted and kept up to date throughout your licence.
Highland Council fees depend on property size and occupancy:
Small properties (up to 4 guests): around £317
Medium properties (5–8 guests): around £636
Larger properties (9–16 guests): £1,045
Very large properties (17+ guests): up to £1,458
Renewal fees are similar to new applications.
Source: https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing
Licences last for up to three years. Renewal requires:
Submitting updated safety certificates
Paying the renewal fee
Confirming continued compliance with licence conditions
If you miss renewal dates or let certificates lapse, your licence can be suspended or refused.
Running a property without a licence is a criminal offence. Highland Council can:
Fine you up to £2,500
Suspend or revoke your licence
Close down your property
Enforcement is becoming more active in 2025, especially in popular tourist destinations across the region.
Source: https://www.gov.scot/publications/short-term-lets/
Assuming rural properties are exempt (they are not)
Forgetting to renew safety certificates on time
Missing planning permission requirements in control areas
Misplacing key documents across multiple properties
Relying on informal tracking methods (notes, spreadsheets, WhatsApp)
Highland is a particularly challenging council to deal with — a large rural area, varying local planning rules, and a wide range of property types. Compliance does not need to consume your time if you use the right system.
Breezyhost helps Highland hosts by:
Tracking each property’s compliance automatically
Storing certificates securely with reminders before expiry
Providing Highland-specific checklists
Assigning tasks to contractors or team members
Sending alerts before deadlines
This takes the stress out of compliance and helps you avoid costly mistakes.
Scottish Government, "Short term lets: regulation information" — https://www.gov.scot/publications/short-term-lets/
The Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022 — https://www.legislation.gov.uk/ssi/2022/32/contents
MyGov.Scot, "Legal requirements for short term let accommodation" — https://www.mygov.scot/short-term-let-licences/legal-requirements
Highland Council, "Short term lets licensing" — https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing