Edinburgh's short-let rules are among the most detailed in the UK. Every host needs a licence. Secondary lets of properties that are not your principal home need planning permission. A 5% visitor levy starts in July 2026. And from the Fringe to the full licence process, the options and requirements vary depending on your situation. This guide covers everything you need to know to host legally in Edinburgh in 2026.

Do you need a licence in Edinburgh?

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 and 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.

Temporary exemption: 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. 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 early - 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.

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.

Edinburgh visitor levy

• 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.

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.

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 →

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

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.

What can you earn on Airbnb in Edinburgh?

Edinburgh is one of the UK's highest-earning short-let markets. A well-managed two-bedroom property earns around £7,400 per month at 75% occupancy - higher than London on a monthly basis and significantly above any other UK regional city. Strong year-round demand from international tourism, business travel and a packed events calendar makes Edinburgh resilient outside peak season too.

The Fringe drives the most significant income premium of any single event in the UK short-let calendar. Nightly rates in central Edinburgh and the New Town during August can reach 80-120% above baseline. For a well-managed property, the difference between optimised and unoptimised pricing across August alone can be £2,000-4,000 in a single month.

Professional management handles the licence compliance, safety documentation and dynamic pricing that Edinburgh specifically requires. For a detailed breakdown of Edinburgh income by area, see the how much can you earn on Airbnb in Edinburgh guide. To compare Edinburgh management companies, see the best Airbnb management companies in Edinburgh guide.

Stay compliant in Edinburgh: step-by-step checklist

1. Classify your STL and licence: Are you secondary letting, home letting, home sharing, or home letting and sharing? Start or 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 or 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 and 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 your PMS or OTA 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 annually; check the council fees page each year.

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.