Short Term Let Licensing in Scotland 2025: The Only Guide You Need

If you run a holiday let or Airbnb in Scotland, you cannot ignore licensing. Since October 2022, every operator has needed a short term let (STL) licence from their council. In 2025, the schemes are well established, councils are enforcing the rules, and the penalties for non-compliance are real.

This guide is designed to cut through the confusion. It explains what the law requires, how the process works, what it costs, and where councils differ. Most importantly, it shows how to stay compliant without drowning in admin.

Why Scotland Introduced Short Term Let Licensing

The Scottish Government introduced STL licensing to:

• Improve safety for guests

• Address housing shortages in high-demand areas

• Standardise rules across councils

The framework comes from national law, but every council sets its own detail — fees, documents, processing times, planning rules.

Sources:
https://www.gov.scot/publications/short-term-lets/
https://www.legislation.gov.uk/ssi/2022/32/contents

Do You Need a Licence?

In almost every case, yes.

You must apply if you:

• Let out your whole property for short stays

• Let a room in your own home (even if you live there)

• Let out a secondary property such as a cottage or city flat

Exemptions are very limited (eg. home swaps, accommodation for workers, or one-off short lets for major events).

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

How the Application Process Works

The process is similar across councils:

1. Check if planning permission is required in your area.

2. Collect your safety and insurance documents.

3. Apply through the council’s online portal.

4. Pay the licence fee.

5. Wait while the council reviews the application. They may request inspections or neighbour feedback.

Processing can take anywhere from 3 months to over a year, depending on the council.

What Every Licence Requires

Mandatory national conditions include:

• Gas Safety Certificate (annual)

• Electrical Installation Condition Report (5-yearly)

• Portable Appliance Testing (PAT)

• Interlinked smoke and heat alarms

• Carbon monoxide alarms

• Buildings and public liability insurance

• A fit and proper person test

Seven Ways Councils Differ

The law is national, but the reality is 32 different schemes. Here are seven examples that highlight the fragmentation:

1. Licence fees: Stirling uses complex fee bands by property type, while North Lanarkshire publishes simple rates starting at £300.

2. Application timelines: Argyll and Bute require new hosts to apply before letting at all, while in North Ayrshire existing hosts face waits of 9–12 months.

3. Planning permission: Edinburgh’s city-wide control area means most secondary lets need planning permission. In Orkney, requirements are lighter.

4. Enforcement powers: Aberdeen threatens strong fines for non-compliance. Scottish Borders do not clearly specify penalties.

5. Safety requirements: Aberdeen insists on a documented fire risk assessment. North Ayrshire only recommends one.

6. Neighbour consultation: Edinburgh requires a public notice at the property for 21 days. Scottish Borders only require neighbour notification.

7. Inspections: Aberdeen can carry out random inspections at any time. Perth and Kinross use inspections more sparingly and at their discretion.

For hosts, this means there is no single “Scottish system” — it is 32 slightly different regimes, each with its own paperwork, deadlines, and risks.

Costs in 2025

Typical costs include:

• Licence fees (£300 to £5,869 depending on council and property type)

• Planning permission fees (eg. £600 in Edinburgh)

• Safety certificates (usually £100–£300 each)

• Insurance premiums (varies by property and cover level)

First-year costs can easily run into several thousand pounds.

Renewals and Ongoing Duties

Licences last up to three years. Renewal requires:

• Submitting updated safety documents

• Paying a renewal fee

• Demonstrating continued compliance

Missed deadlines can lead to suspension. Councils are already taking action against hosts who fail to keep documents up to date.

Penalties for Non-Compliance

Operating without a licence is a criminal offence. Councils can:

• Fine up to £2,500

• Suspend or revoke licences

• Issue closure notices

If refused a licence, you may appeal to the sheriff court.

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

Common Pitfalls for Hosts

• Applying without planning consent where required

• Believing home sharing is exempt

• Missing renewal dates for safety certificates

• Mismanaging multiple properties and documents

• Relying on informal tracking (spreadsheets, WhatsApp)

How to Simplify Compliance

The biggest challenge for hosts is not just the cost — it is the complexity. Different councils apply different rules, documents expire at different times, and deadlines can be easy to miss.

This is exactly the problem Breezyhost is designed to solve. With Breezyhost you can:

• Track each property’s compliance automatically

• Store documents securely with expiry reminders

• Use council-specific checklists

• Assign tasks to contractors or team members

• Receive alerts before deadlines

Instead of juggling spreadsheets and chasing paperwork, you get peace of mind and more time to run your business.

References

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
City of Edinburgh Council, "Short term let licence" — https://www.edinburgh.gov.uk/directory-record/1542802/short-term-lets
City of Edinburgh Council, "Short term let control area" — https://www.edinburgh.gov.uk/planning-development/short-term-let-control-area
Glasgow City Council, "Short Term Let Licence" — https://www.glasgow.gov.uk/article/3304/Short-Term-Let-Licence
Highland Council, "Short term lets licensing" — https://www.highland.gov.uk/info/20021/short_term_lets/1021/short_term_lets_licensing