Short Term Lets Scotland: Licence Rules for Edinburgh and Glasgow
Every host running short term lets Scotland-wide must hold a licence from the local council before taking bookings, and operating without one is a criminal offence with fines of up to GBP 2,500. Edinburgh adds a citywide planning control area and, since 24 July 2026, a 5% visitor levy on overnight stays. Operators with properties in several councils need to track each council's conditions and fees separately.
This guide explains who needs a licence and what the mandatory conditions cover, how the rules work in Edinburgh and Glasgow, and how ChargeAutomation supports licensed operators once guests are booking. Requirements change, so confirm current details with the relevant council and gov.scot.
Key Takeaways
Scotland's licensing scheme requires a licence for every short-term let, and operating without one is a criminal offence with fines of up to GBP 2,500.
There are four licence types in Scotland: secondary letting, home letting, home sharing, and home letting and home sharing combined.
The whole City of Edinburgh Council area has been a short-term let control area since 5 September 2022, so secondary lets there need planning permission.
Edinburgh's 5% visitor levy applies to paid overnight stays from 24 July 2026, charged before VAT on the first five consecutive nights only.
ChargeAutomation is not part of licensing, but it gives licensed Scottish operators ID verification, deposits and chargeback protection, plus booking records for levy returns.
Short Term Lets Scotland: Who Needs a Licence and How Do You Get One?
Every short-term let in Scotland needs a licence from the local council under the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022. New hosts cannot take bookings until the council has granted a licence, and existing hosts had to apply by 1 October 2023 to keep operating. A separate licence is needed for each property, and councils can grant licences for up to three years.
There are four types of short term let licence: secondary letting, where the owner does not live in the property; home letting, where you let your own home while away; home sharing, where you let part of your home while there; and home letting and home sharing combined. Short term let licensing Scotland councils run includes a fit and proper person test and consultation with Police Scotland and the Scottish Fire and Rescue Service. Fees are set by each council.
Mandatory conditions focus on safety. Hosts need a gas safety certificate where gas is present, an Electrical Installation Condition Report, portable appliance testing, a legionella risk assessment and a fire risk assessment, along with suitable insurance and a maximum occupancy. The licence number must appear on every listing, which is how councils and guests can check the short term let licence Scotland operators hold.
Mandatory conditions for a Scottish short-term let licence typically cover the following:
Gas safety certificate where gas is present
Electrical Installation Condition Report
Portable appliance testing
Legionella risk assessment
Fire risk assessment
Buildings and public liability insurance
Maximum occupancy limits
Licence number on every listing
Short Term Lets Scotland in Practice: Edinburgh and Glasgow Rules
A short term let Edinburgh operators run faces the strictest rules in Scotland, because the whole council area has been a short term let control area since 5 September 2022. In a control area, using a dwelling that is not the host’s main home as a short-term let needs planning permission, and that permission must be obtained before applying for an Edinburgh short term let licence. Home letting and home sharing generally do not need planning permission.
Edinburgh also became the first UK city with a visitor levy on 24 July 2026. The levy is 5% of the accommodation cost before VAT, applies to the first five consecutive nights of stays booked on or after 1 October 2025, and covers the short term lets Edinburgh hosts offer alongside hotels and B&Bs. Providers submit quarterly returns, with the first returns and payments due in October 2026.
Short term lets Glasgow operators run follow the same national licensing scheme, and Glasgow short term let enforcement covers unlicensed letting and breaches of licence conditions. A short term let licence Glasgow City Council issues carries the same mandatory safety conditions, and Glasgow, Aberdeen and Stirling councils have voted to introduce visitor levies of their own. Check each council’s levy start date before taking advance bookings.
Operators with Edinburgh short term let properties or Glasgow listings should track these local rules:
Citywide control area in Edinburgh since 5 September 2022
Planning permission for secondary lets in Edinburgh
Edinburgh visitor levy of 5% from 24 July 2026
Levy capped at five consecutive nights
Quarterly levy returns from October 2026
Licence conditions set by each council
Planned levies in Glasgow, Aberdeen and Stirling
How ChargeAutomation Supports Licensed Short-Term Let Operators in Scotland
Getting a short-term let licence is handled directly through the local council, and ChargeAutomation is not part of the licensing, planning or inspection process. Once a property is licensed and taking bookings, though, operators in Scotland face a different set of risks around guest identity, payment fraud and chargebacks that the licence itself does not address. ChargeAutomation is built for that stage.
On direct bookings, ChargeAutomation verifies guests with government ID and a live selfie through Stripe Identity, collects signed rental agreements with occupancy limits and house rules, and holds security deposits as pre-authorisations with automatic release after checkout. Identity audit trails and digital signatures support chargeback defence, and protected payments carry a zero-chargeback guarantee. Airbnb reservations follow Airbnb’s own verification and payment rules.
Visitor levy returns depend on accurate stay records. ChargeAutomation issues automatic invoices and receipts with custom line items and tax handling, and exports bookings and transactions to XLSX or CSV, which gives Edinburgh operators dated records to reconcile against their levy returns. It connects with 50+ PMS platforms, including Hostaway, Guesty and Beds24. Start for free at chargeautomation.com.
Licensed operators in Scotland use ChargeAutomation for the following:
ID and Stripe Identity selfie checks on direct bookings
Digital rental agreements with occupancy limits
Pre-authorised deposits or Damage Waiver
Identity audit trails for chargeback defence
Invoices and receipts with custom line items
Booking and transaction exports for levy records
Zero-chargeback guarantee on protected payments
Frequently Asked Questions
Can I manage multiple properties in Edinburgh using a cloud-based system?
Yes, you can manage multiple Edinburgh properties with a cloud PMS such as Hostaway, Guesty or Beds24, connected to a guest journey platform such as ChargeAutomation. Each property still needs its own short-term let licence and, for secondary lets, planning permission. Keep each licence number visible on every listing.
How much is a short-term let licence in Scotland?
The cost of a short-term let licence in Scotland is set by each council, so fees differ between Edinburgh, Glasgow and other areas. Fees usually vary by licence type and by property size or occupancy. Check the fee table on your council's website before applying.
Do I need planning permission for a short-term let in Edinburgh?
Yes, if the property is a dwelling that is not your main home, because the whole of Edinburgh has been a short-term let control area since 5 September 2022. Home letting and home sharing in your own home generally do not need planning permission. Planning permission must be obtained before applying for the licence.
How does the Edinburgh visitor levy work for short-term lets?
The Edinburgh visitor levy adds 5% to the accommodation cost of paid overnight stays from 24 July 2026, calculated before VAT and capped at five consecutive nights. It applies to stays booked on or after 1 October 2025, including short-term lets. Providers submit quarterly returns, with the first due in October 2026.
What happens if I operate a short-term let in Scotland without a licence?
Operating a short-term let in Scotland without a licence is a criminal offence and can lead to a fine of up to GBP 2,500. New hosts cannot take bookings until the council grants a licence. Councils and guests can check the licence number that must appear on every listing.
