Do you need a licence in Edinburgh? (Yes: Scotland-wide)

Scotland's STL licensing scheme applies everywhere. New hosts need a short-term let licence before taking bookings; existing hosts had to apply by 1 Oct 2023. You must meet mandatory conditions (safety, EPC/gas/electrical checks, legionella, insurance, occupancy, complaints handling) and display your licence number on every advert/listing (and make it available at the property).

Fees & how to apply (Edinburgh)

• Fees 2025–26: see the council's fee table (e.g., new home sharing £120; home letting per occupant). Check full schedule for renewals and categories.
• Apply online: use the STL applications hub; upload documents and pay electronically (no paper/cheques).
• Licence duration: Secondary letting: 1 year. Home letting and home sharing: 3 years. Renewal can be applied for up to 6 months before expiry and must be submitted before the licence expires.

Planning in Edinburgh’s citywide Control Area

The whole council area is a Short-Term Let Control Area (effective 5 Sept 2022). From that date, using a dwelling that is not your principal home as an STL is deemed a material change of use requiring planning permission. Home sharing/letting (your own home) generally does not need planning permission, but check edge cases. National policy is set in Planning Circular 1/2023.

If your STL use pre-dated 5 Sept 2022
Pre-designation cases are judged on material change of use tests; many operators seek a Certificate of Lawfulness to evidence long-standing use. Circular 1/2023 explains the non-retrospective approach and assessment factors.

Visitor levy (what, when, exemptions)

• Rate: 5% of the accommodation cost (before VAT), extras excluded.
• Nights: applies to the first 5 nights only.
• Start: 24 July 2026.
• Exemption: stays on/after 24 Jul 2026 that were booked and paid (in part/whole) before 1 Oct 2025 are not subject to the levy.
• Scope: covers short-term lets alongside hotels/B&Bs/hostels, etc.

What hosts must do: You are responsible for collecting the levy from guests at point of booking and remitting it to the City of Edinburgh Council. This applies to all short-term let operators - not just those on major platforms. Operating without a licence means you cannot legally collect or remit the levy, which creates additional compliance exposure from 24 July 2026 onwards.

Business rates vs Council Tax (Scotland’s 140/70)

A property is rated Non-Domestic (Business) Rates where it is available for 140+ days and actually let for 70+ days in the financial year; otherwise it remains in Council Tax. Evidence is checked by the local Assessor annually.

Fire & safety: the mandatory conditions (Scotland)

Licence conditions require:

• A current fire risk assessment, interlinked smoke/heat alarms, clear escape routes, and CO alarms where required.
• Valid EPC, gas safety (if applicable), EICR and PAT (as required); keep records.
• Legionella controls, public liability insurance, maximum occupancy, complaints procedure, and licence number displayed on all adverts/listings.

Read the Airbnb rules guide for Edinburgh →

Mini How-To: Stay compliant in Edinburgh (step-by-step)

1. Classify your STL & licence: Are you secondary letting, home letting, home sharing, or home letting & sharing? Start/complete your licence with up-to-date certificates and insurance; add the licence number to all listings.
2. Check planning: If you secondary let an entire flat/house, and that change happened after 5 Sept 2022, apply for planning permission. If use pre-dated that, consider a Certificate of Lawfulness. Home sharing/letting typically does not need planning.
3. Safety first: Complete the fire risk assessment; install interlinked alarms; keep EICR/PAT/gas/EPC/legionella records; provide a guest safety info pack.
4. Rates & tax: Track availability and actual let days. If you meet 140/70, expect NDR assessment; if not, Council Tax applies.
5. Prepare for the levy: From 24 Jul 2026, configure PMS/OTAs to add 5% for the first 5 nights; apply the pre-1 Oct 2025 payment exemption.
6. Re-check yearly: Licensing conditions, fees, and planning policy are reviewed; check the council fees page each year.

Brief note: Always confirm specifics with City of Edinburgh Council - local policy and fees can change.

Read the guide to short term let licensing in Scotland →

This guide highlights key points for short-term letting and is not legal or tax advice. Rules change, so always check the relevant authority's website for your property and seek professional advice if unsure.

Temporary licence: the Fringe option for unlicensed hosts

If you do not hold a full STL licence, you may still be able to host during the Edinburgh Festival Fringe and other major festivals through a temporary exemption.

• What it covers: Up to 3 exemptions per calendar year, with a combined maximum of 6 weeks.
• Who it is for: Edinburgh Council grants temporary exemptions specifically for the Fringe and Edinburgh International Festival. It is primarily intended for home-sharing (hosting while you are present) and home-letting (your principal home let while you are away).
• Cost: Approximately £120 for a home-sharing or home-letting temporary exemption. Check the council fee table for current rates.
• Documents required: A completed fire safety checklist. As of January 2025, EICR and PAT certificates are not required for temporary exemptions, though they remain good practice.
• How to apply: Applications can be lodged up to 6 months before your intended start date via the STL applications hub. Apply as early as possible - summer is the busiest period for the licensing service.
• Important: A temporary exemption does not replace a full licence. If you plan to continue hosting beyond the festival period, you will need to apply for a full STL licence, which can take up to 9 months to process.

The temporary exemption is a legitimate route for hosts who want to open their calendars for the Fringe without committing to the full licence process immediately. Many hosts use it as a first step before applying for a full licence.