Edinburgh was the first city in Scotland to introduce a citywide short-term let Control Area, and the regulations are now fully in force. Whether you're an existing host, a property manager, or thinking about starting a short-let business, here's what you need to know in 2026 — including the new 5% visitor levy arriving in July.
The licensing requirement: no licence, no guests
Since 1 October 2023, all short-term let properties in Scotland need a licence. This is a legal requirement under the Civic Government (Scotland) Act 1982, amended by the Licensing of Short-term Lets Order 2022. You cannot take bookings or receive guests without one.
The licensing applies to:
- Airbnb, Booking.com, and Vrbo listings
- Holiday lets advertised on any platform or privately
- Any property let for fewer than 90 consecutive days
- Home sharing (renting a room in your own home)
Applications are made through the City of Edinburgh Council via their online STL applications hub. You'll need to upload supporting documents (safety certificates, insurance proof, floor plan) and pay the application fee.
Licence types: which one do you need?
The type of licence you apply for depends on how you use your property:
| Licence type | What it means | Planning needed? |
|---|---|---|
| Home sharing | You rent a room (or rooms) in your own home while you're living there | Usually no |
| Home letting | You let your entire home while you're away (e.g., on holiday) | Usually no |
| Secondary letting | You let a property that is not your principal home | Yes — planning permission required |
The critical distinction: if the property you're letting is not where you live, it's classified as secondary letting and requires both a licence and planning permission in Edinburgh.
Edinburgh's Control Area: planning permission for secondary lets
Edinburgh designated its entire council area as a Short-Term Let Control Area on 5 September 2022. This means:
- Using a dwelling that is not your principal home as a short-term let is a material change of use
- This change of use requires planning permission from the council
- The designation is not retrospective — if your STL use pre-dated 5 September 2022, you may not need planning permission (but you still need a licence)
If your property was already operating as a short-term let before the Control Area came into force, you can apply for a Certificate of Lawfulness to evidence your long-standing use. This is governed by Planning Circular 1/2023.
Licence fees in Edinburgh (2025–26)
Fees vary by licence type and are set annually by the council:
- Home sharing (new application): £120
- Home letting and secondary letting: varies by maximum occupancy — check the council's fee schedule
- Renewal fees: typically lower than new applications
All applications are submitted electronically — the council does not accept paper applications or cheque payments.
Mandatory safety conditions
Every licensed short-term let in Scotland must meet these safety requirements. Your licence can be revoked if you fail to comply:
Fire safety
- A current fire risk assessment
- Interlinked smoke alarms in every room (including hallways and landings) and heat alarms in kitchens
- Carbon monoxide alarms where there are combustion appliances (gas boiler, gas fire, wood burner)
- Clear escape routes identified and unobstructed
- A fire blanket in the kitchen (recommended)
Electrical and gas safety
- Valid Electrical Installation Condition Report (EICR)
- PAT testing for portable appliances (as required)
- Annual gas safety certificate (CP12) if the property has gas appliances
Other requirements
- Valid Energy Performance Certificate (EPC)
- Legionella risk assessment
- Public liability insurance
- Maximum occupancy set and displayed
- A documented complaints handling procedure
- Licence number displayed on all listings (Airbnb, Booking.com, your website, etc.) and available at the property for guests
The 5% visitor levy (from 24 July 2026)
Edinburgh is introducing a 5% visitor levy— essentially a tourist tax — that applies to short-term lets alongside hotels, B&Bs, and hostels.
Key details:
- Rate: 5% of the accommodation cost (before VAT), excluding extras like cleaning fees
- Scope: applies to the first 5 paid nights of any stay
- Start date: 24 July 2026
- Exemption: stays on or after 24 July 2026 that were booked and paid (in part or whole) before 1 October 2025 are not subject to the levy
For hosts, this means configuring your booking platform or property management software to add 5% to the accommodation cost for the first 5 nights of each stay. The levy is collected from guests and remitted to the council.
Practical example: A guest books 3 nights at £150/night. The accommodation cost is £450. The levy is 5% × £450 = £22.50, collected from the guest.
Business Rates vs Council Tax
Scotland uses a 140/70 test to determine whether your property is assessed for Business Rates (Non-Domestic Rates) or Council Tax:
- If your property is available for 140+ days AND actually let for 70+ days in the financial year → Business Rates
- Otherwise → Council Tax continues to apply
Business Rates can be advantageous for some hosts because properties with a rateable value under £15,000 qualify for the Small Business Bonus Scheme (100% rates relief). However, this is checked annually by the local assessor — you need to maintain evidence of availability and actual letting days.
What this means for your cleaning
Compliance isn't just about paperwork — it affects your daily operations:
- Interlinked alarms need regular testing — your cleaner can include alarm checks in the turnover checklist
- Fire escape routes must stay clear — another checklist item for every clean
- Guest info packs must include safety information — fire exits, emergency contacts, complaints procedure
- Licence number must be visible — include it in your welcome materials and listing descriptions
- Legionella risk — if a property has been vacant for more than a week, your cleaner should run all taps for 2 minutes before guest arrival
At Edinburgh Cleaning Co, our turnover checklist includes safety checks as standard — smoke alarm test, fire escape clear, taps run after vacancy periods. It's part of every clean.
Step-by-step compliance checklist
- Classify your STL — home sharing, home letting, or secondary letting
- Apply for your licence — gather all certificates (EICR, gas safety, EPC, fire risk assessment, insurance) and submit via the council portal
- Check planning — if secondary letting post-5 September 2022, apply for planning permission. If pre-2022, consider a Certificate of Lawfulness
- Meet safety conditions — install interlinked alarms, complete legionella assessment, set maximum occupancy
- Display your licence number — on all listings and at the property
- Track your days — monitor availability and actual let days for the 140/70 Business Rates test
- Prepare for the visitor levy — from 24 July 2026, configure your platform to add 5% for the first 5 nights
- Review annually — fees, conditions, and policies change. Check the council website each year
We handle the cleaning. You handle the licence.
Licensing, planning, and compliance are enough to manage without also coordinating cleaners. That's where we come in. Edinburgh Cleaning Co handles turnover cleaning automatically — calendar sync, dedicated cleaner, photo verification, safety checks included — so you can focus on keeping your licence current and your guests happy.
This guide is for informational purposes and is not legal advice. Rules change — always confirm current requirements with the City of Edinburgh Council or seek professional advice for your specific situation.