Edinburgh Short Term Let Rules in 2025: What Every Host Must Know

Edinburgh is the hardest place in Scotland to run a short term let. The city faces extreme housing pressure and has become a political and media flashpoint for Airbnb. In response, the council has created the strictest short term let regime in the country.

For hosts, that means: higher fees, longer waits, complex planning rules, and more scrutiny than anywhere else. Many people who tried to go it alone have been refused, fined, or forced to shut their doors.

The good news? If you prepare properly, you can still operate successfully. This guide explains exactly what you need to know in 2025 — and how to avoid the mistakes that are costing other hosts thousands.

Do You Need a Licence in Edinburgh?

Yes. Every property used for short term letting in Edinburgh must be licensed. This includes:

• Secondary letting — a flat or house you do not live in, used as a holiday let or Airbnb

• Home letting — your main home when you are away

• Home sharing — a spare room while you live in the property

There are no exemptions. Even one-off or occasional Airbnb use requires a licence.

Source: https://www.edinburgh.gov.uk/directory-record/1542802/short-term-lets

Planning Permission: The Hardest Step

Planning permission is where most Edinburgh hosts stumble. The council has designated the entire city as a short term let control area.

• Flats: Almost always need planning permission for secondary lets.

• Whole houses: May be exempt, but you must confirm first.

• Home letting and home sharing: Usually exempt, but the council may still review cases individually.

This step often takes months. Many applications are refused, especially for flats in stair buildings where neighbours object. Without planning permission, you cannot get a licence.

Source: https://www.gov.scot/publications/short-term-lets-control-areas/

Licence Fees in Edinburgh

Licence fees here are higher than anywhere else in Scotland. As of 2025:

• Home sharing or home letting (one room): from £285

• Secondary letting, small property (up to 4 guests): around £2,187

• Secondary letting, large property (12+ guests): up to £5,869

Add £600 for planning permission in most cases, plus annual costs for gas, electrical, and PAT testing. For many hosts, first-year compliance costs exceed £5,000.

Source: https://www.edinburgh.gov.uk/downloads/file/30547/short-term-let-licence-fees

Processing Times

Applications take far longer in Edinburgh than in other councils. It is common to wait 9–12 months, particularly where planning permission is required. During this period you cannot legally host unless covered by transitional rules.

This is why timing and organisation matter so much: a single missing document can delay your application for months.

Mandatory Conditions

In addition to planning, Edinburgh enforces all national safety and compliance rules:

• Annual Gas Safety Certificate

• Electrical Installation Condition Report (EICR, every 5 years)

• Portable Appliance Testing (PAT, annual)

• Interlinked smoke and heat alarms

• Carbon monoxide alarms

• Buildings and public liability insurance

• Displaying your licence number on all listings

The council may also add conditions such as waste disposal arrangements.

Source: https://www.mygov.scot/short-term-let-licences/legal-requirements

Enforcement and Penalties

Running a short term let without a licence in Edinburgh is a criminal offence. Penalties include:

• Fines up to £2,500

• Enforcement notices forcing you to stop trading

• Refusal of future applications

The council has already issued warnings and taken enforcement action against non-compliant properties. Expect more in 2025.

Common Pitfalls

• Applying for a licence before securing planning permission

• Assuming home sharing is exempt (it is not)

• Underestimating processing times and losing income while waiting

• Letting safety certificates expire during the application process

• Forgetting renewal deadlines once licensed

These mistakes are why many hosts fail in Edinburgh.

How to Survive Edinburgh’s Rules

If you want to succeed, you need to:

1. Confirm planning permission before applying

2. Gather every certificate and document in advance

3. Budget for higher costs and slower processing times

4. Track every renewal date once licensed

This is exactly where Breezyhost comes in.

Most Edinburgh hosts juggle dozens of deadlines — gas safety every year, EICR every five years, PAT testing, insurance renewals, licence renewals, planning requirements, and neighbour notifications. Miss one, and you could lose your licence or face fines.

Breezyhost takes that weight off your shoulders:

• Tracks each property’s compliance requirements automatically

• Stores safety certificates with expiry reminders

• Provides Edinburgh-specific checklists so you never miss a step

• Sends alerts before renewals so you are always ahead of deadlines

Instead of living in fear of missing a date, you can focus on running a profitable let in one of the most popular destinations in Europe.

Final Word

Edinburgh is the toughest city in Scotland for short term lets, but demand from guests is not going anywhere. Compliant hosts who stay on top of the rules will continue to do well.

The difference between success and failure in Edinburgh is organisation. With Breezyhost, you do not have to gamble with your licence, your income, or your peace of mind.

References

City of Edinburgh Council, "Short term lets licence" — https://www.edinburgh.gov.uk/directory-record/1542802/short-term-lets
Scottish Government, "Short term lets control areas" — https://www.gov.scot/publications/short-term-lets-control-areas/
City of Edinburgh Council, "Short term let licensing fees" — https://www.edinburgh.gov.uk/downloads/file/30547/short-term-let-licence-fees
MyGov.Scot, "Legal requirements for short term let accommodation" — https://www.mygov.scot/short-term-let-licences/legal-requirements