Do I need a short-term let licence?
A short-term let is defined as a property rented out for short periods, such as holiday accommodation or Airbnb-style rentals.
There are some exceptions but generally, short-term lets are covered by four types of licences:
- Home sharing - this means using all or part of your own home for short-term lets while you are there.
- Home letting - this means using all or part of your own home for short-term lets while you are absent, for example while you are on holiday.
- Secondary letting - this means the letting of property where you do not normally live, for example a holiday let.
- Home sharing and home letting - this is where you let out all or part of your home while you are living there but also while you are not.
What are the conditions to get a licence?
To obtain a licence, you must meet specific conditions including:
- safety standards: fire, gas and other safety measures must be in place
- public liability insurance: valid insurance covering the property and its guests is required
- fit and proper person test: you must pass checks to ensure suitability as a host
Please see the full Scottish Government guidance | PDF 1MB for all mandatory conditions.
Additional considerations
Planning permission
Some properties may require planning permission to operate as a short-term let. Check with your council to confirm.
Where your property is in a Planning Control Area, short-term lets of a whole property will always need planning permission as well as a licence.
There are currently two Planning Control Areas in Scotland:
Neighbour notification
Hosts are encouraged to communicate with neighbours, particularly in communal buildings, to address concerns about short-term let activities.
What happens if you don’t get a licence?
Anyone operating a short-term let without a licence could be committing an offence.
Failure to comply with the licensing requirements can result in:
- Fines: a fine of up to £2,500 for operating without a licence.
- Legal action: councils may take enforcement measures to shut down non-compliant operations.
How long is a licence valid for?
The council will grant licences for up to three years from the issuing date. Check local arrangements for more information.
When you renew an existing licence, it may be valid for a longer period.
How much does a licence cost?
Each council sets their own fees, which usually depend on the size of the property and type of licence. The price is to cover the administration costs on the council of running the licencing scheme.
