Edinburgh was the first city in Scotland to introduce a short-term let licensing scheme, and the rules are now fully in force. Whether you're an existing host or thinking about starting, here's what you need to know in 2026.
The licensing requirement
Since October 2023, all short-term let properties in Edinburgh need a licence from the City of Edinburgh Council. This applies to:
- Airbnb listings
- Booking.com and Vrbo properties
- Holiday lets advertised anywhere
- Any property let for fewer than 90 consecutive days
Operating without a licence is a criminal offence with fines up to £2,500 per offence (and repeated daily fines for continued non-compliance).
Types of licence
| Type | What it covers | Planning needed? |
|---|---|---|
| Home sharing | Your own home, while you live there | No |
| Home letting | Your own home, while you're away | No |
| Secondary letting | A property you don't live in | Yes — change of use |
The big distinction: if you're letting a property you don't live in (secondary letting), you also need planning permission for change of use from residential to short-term let. This is the one that catches most hosts.
What the licence requires for cleaning
The licensing conditions include several requirements that directly affect your cleaning operations:
- Clean and safe condition: The property must be maintained in a clean, safe condition at all times
- Fire safety: Smoke alarms, CO detectors, fire blankets, and escape routes must be maintained
- Fresh linen: Clean bed linen and towels must be provided for each new guest
- Waste management: Proper arrangements for waste disposal between lets
- Records: You must keep records of all guest stays
How this affects your cleaning
A compliant turnover clean needs to include linen change, fire safety checks, waste removal, and documentation — not just vacuuming and wiping surfaces. Our turnover checklist covers all licensing requirements as standard.
The 90-day cap debate
Edinburgh Council has considered introducing a 90-day annual capon short-term lets (similar to London's existing limit). As of early 2026, this hasn't been formally implemented, but it remains under discussion.
If introduced, it would mean secondary let properties could only be let for 90 nights per year without additional planning permission. This would significantly impact hosts who rely on year-round Airbnb income.
Insurance requirements
Your standard home insurance does not cover short-term letting. You need:
- Public liability insurance (minimum £1M cover, £2M recommended)
- Property owner's insurance that covers short-let use
- Contents insurance that covers guest damage
Edinburgh Cleaning Co is fully insured for work carried out in your property — our insurance covers accidental damage during cleaning.
Key takeaways for hosts
- Get your licence. If you don't have one, apply now. The council is actively enforcing.
- If it's a secondary let, get planning permission. This is the most common compliance gap.
- Your cleaning must meet licensing standards. Not just “tidy” — compliant.
- Keep records. Guest stays, cleaning dates, fire safety checks.
- Review your insurance. Standard home insurance won't cover you.
Need compliant turnover cleaning?
Edinburgh Cleaning Co's turnover service includes fire safety checks, linen change, waste management, and photo documentation — meeting all licensing requirements. Get a quote →