Short term let licence in Scotland: how to apply

Scotland runs a licensing scheme for short-term lets that is separate from the rest of the UK. You apply to the council where the property sits, not to a central body, and each council sets its own fees and process.

This guide explains who needs a licence, what you must prove, how to apply and what happens if you do not. Check your council's pages before you submit, because forms and fees differ from one area to the next.

Who needs a short term let licence in Scotland?

If you let accommodation to guests for short stays in Scotland, you need a licence. That covers a second home, a spare room, a holiday cottage and a flat you manage for an owner. The scheme started on 1 October 2022. Hosts already operating then had until 1 October 2023 to apply, and new hosts must hold a licence before they take their first booking.

The licence is held by the person responsible for the let. If you run a management business for owners, check with the council whether the owner or you should be the applicant for each property. Do not assume one licence covers several addresses: each property needs its own.

Councils recognise different types of short-term let:

Which conditions must you meet to get a licence?

The law sets mandatory conditions that every council applies. You will need to show that you meet them before and after the licence is granted. In summary they cover:

• Gas safety: a check of gas appliances by a registered engineer at least once a year, if the property has gas.
• Electrical safety: an electrical installation condition report at least every five years, plus checks on portable appliances you supply.
• Fire safety: smoke alarms, heat alarms and carbon monoxide detection as required.
• Legionella: a risk assessment of the water supply.
• Insurance: public liability insurance that covers short-term letting.
• Maximum occupancy: a limit on guests that you must respect.
• Licence number: the licence must be displayed and the number shown in every advert.

Example: a two-bedroom flat might be licensed for four guests. If a group of five asks to book, you must refuse, even if the platform would let the booking through.

How do you apply for a short term let licence?

1. Find your local council's short-term let licensing page and choose the right type of licence for your property.
2. Gather your certificates: gas safety, electrical report, insurance, legionella assessment and a floor plan if the council asks for one.
3. Check planning before you apply. Planning permission may be needed both inside and outside control areas. In a control area, a change of use to a short-term let needs it, and for secondary letting this is a mandatory licence condition. The council may refuse to consider your application if you need planning permission and do not have it.
4. Complete the application and pay the fee. Fees are set by each council, so they vary.
5. Display a public notice of your application at the property for 21 days, as the rules require.
6. Wait for the decision. The council may inspect the property or ask for more evidence.

Keep a copy of every certificate with its date. Many refusals and delays come from missing or out-of-date paperwork, not from the property itself.

How long does the licence last?

The maximum duration for a first licence is three years. When you apply to renew, the council could grant the new licence for a longer period, and durations can differ from one host to another. Check the dates on your own licence. You must renew before it expires, and the renewal needs fresh certificates. Put the expiry date and each certificate's renewal date in one calendar, so that a lapsed gas check does not put your licence at risk.

If your circumstances change, such as a new occupancy limit, a different owner or major works, tell the council. A licence can be varied, suspended or revoked if you break its conditions.

What happens if you let without a licence?

Letting without a licence is a criminal offence. A council can refuse to grant a licence, and it can suspend or revoke one that has been granted. The penalties are set in the legislation, so read the current text or ask your council before you take any risk.

There is also a practical cost. An advert without a valid licence number can be removed by the platform, and you lose the bookings that depend on it. Guests also expect to see the number, and it is a quick way for a council to check a listing.

If you also let in England, the rules are different. For London, see London 90-Night Rule for Short Lets: How It Works. If you run several properties, the page for hosts shows how to keep guest information organised across them.

The OmniStay team