Lodgify
Policies & Legal

What is the Scotland Short-Term Let Licensing Scheme?

Updated 2026-05-28

The Scotland Short-Term Let Licensing Scheme, enacted through the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022, is a mandatory regulatory system for all short-term rental properties in Scotland. It requires hosts and operators to secure a license from their local authority before they can legally rent out their property.

The scheme aims to ensure properties are safe for guests, address issues of anti-social behavior, and provide councils with data and control over the number and location of short-term lets within their communities.

Join the Lodgify newsletter

Once a month, get free templates, expert tips for hosts, industry news, webinar invitations, and more.

How it works

To obtain a license, a property operator must submit a detailed application to their local council. This application must include evidence of compliance with mandatory safety conditions, such as valid gas safety, electrical installation, and fire safety certificates, as well as proof of adequate public liability insurance.

The local authority reviews the application, may conduct a property inspection, and assesses whether the operator and the property are fit and proper. Once granted, the license is valid for a specified period and must be renewed, with the license number displayed on all advertisements.

Why it matters

Compliance with the scheme is a legal necessity for operating a short-term let in Scotland; failure to secure a license can lead to substantial fines and a ban from hosting. For guests, the license serves as an assurance that the accommodation meets nationally recognized safety standards.

For local communities and authorities, it is a tool to manage the impact of tourism, maintain the availability of residential housing, and address complaints more effectively, thereby professionalizing the sector.

Examples

  • An Edinburgh host who was already letting their flat on Airbnb had to apply for a license by the October 1, 2023 deadline, submitting all required safety documents to the City of Edinburgh Council to continue operating.
  • A property investor planning to offer a new holiday cottage in the Highlands after October 1, 2022, must first secure a short-term let license before listing it on any platform or accepting bookings.
  • A property manager overseeing several Glasgow apartments is responsible for ensuring each individual property has its own valid license number displayed on all OTA listings and marketing materials.
  • A homeowner in Fife who occasionally rents out a spare room while living in the property must also obtain a license, as the scheme covers 'home sharing' arrangements.

Frequently asked questions

What types of properties need a short-term let license in Scotland?+
The licensing scheme covers almost all forms of short-term letting where guests do not use the accommodation as their main residence. This includes secondary letting (a whole property not the host's main home), home letting (letting a property while the host is temporarily away), and home sharing (renting a room while the host is present).
What are the key safety requirements for the license?+
Applicants must satisfy several mandatory safety conditions. Key requirements include a current Gas Safety Certificate, an Electrical Installation Condition Report (EICR), Portable Appliance Testing (PAT), and proof of interlinked fire and heat alarms that meet the specified standards. They must also have adequate public liability insurance.
Where must the short-term let license number be displayed?+
The license number must be clearly displayed on every online advertisement or listing for the property. This includes listings on OTAs like Airbnb and Vrbo, as well as on a host's own direct booking website, which can be created with platforms like Lodgify.
Are there any exemptions to the Scottish licensing scheme?+
Yes, a few specific types of accommodation are exempt. These generally include aparthotels, premises with their own alcohol license, purpose-built student accommodation, and arrangements where a host provides accommodation to an immediate family member. It is essential to verify specific exemptions with the local council.
Keep reading

Related terms

Industry

Association of Scotland’s Self-Caterers (ASSC)

The Association of Scotland’s Self-Caterers (ASSC) is the primary trade organization representing the interests of self-catering property owners and operators…

Read
Policies & Legal

Council Tax (UK)

Council Tax is a local tax on domestic properties in Great Britain (England, Scotland, and Wales) used to fund local authority services, with specific rules…

Read
Policies & Legal

Fire Safety Certificate

A Fire Safety Certificate is an official document verifying that a property complies with local fire safety regulations. It is often a mandatory requirement…

Read
Policies & Legal

Registration Number

A unique identifier issued by a government or municipal authority that legally authorizes a property to operate as a short-term rental. This number is often…

Read
Stay in the loop

Join the Lodgify newsletter.

Once a month, get free templates, expert tips for hosts, industry news, webinar invitations, and more — straight to your inbox.

One email a month. Unsubscribe anytime.