Short-Term Let Regulations in Scotland
Sub heading needed…
All short-term lets in Scotland, including self-catering accommodation, are subject to a mandatory licensing scheme introduced on 1 October 2022. This applies to a wide range of accommodation types, including holiday cottages, bed and breakfasts, guest houses, rooms within a home, and unconventional accommodation such as pods and yurts.
Licences are issued by local authorities, and each application must meet defined safety standards and documentation requirements. Licence fees and local policy approaches vary by council and by property type, making it essential for operators to review and follow their local authority’s specific guidance.
Operating a short-term let without a valid licence is a criminal offence. Enforcement action may be taken, and Police Scotland has the power to issue fines of up to £2,500 for unauthorised operation.
In some areas, planning permission may also be required, particularly where a Short-Term Let Planning Control Area has been designated. The City of Edinburgh Council became Scotland’s first Planning Control Area on 5 September 2022, followed by Highland Council, which designated Badenoch and Strathspey (Ward 20) on 4 March 2024. Operators must check whether their property is located within a control area and follow the relevant local planning requirements.
The ASSC’s comprehensive FAQs provide clear, practical guidance on property types, planning control areas, safety standards, appeals processes and direct links to all local authority contacts.
What Has the ASSC Done?
The Association of Scotland’s Self-Caterers (ASSC) has led the defence of Scotland’s self-catering sector throughout the development and implementation of short-term let regulation. We have consistently challenged proposals that were unlawful, disproportionate or disconnected from operational reality, while advocating for regulation that is fair, evidence based and workable, and that strikes an appropriate balance between public safety and business viability.
This sustained advocacy has delivered tangible results for members, including:
- The withdrawal of the original short-term let licensing scheme in February 2021
- Significant delays and amendments secured through continued lobbying and engagement
- A six-month extension to the licensing deadline for existing operators, moving the cut-off from April to October 2023
- Ongoing engagement with policymakers to address poor implementation, secure clarity and challenge unfair local practice
- Two successful judicial reviews that overturned unlawful short-term let policies in Edinburgh and the Highlands
The ASSC continues to press for targeted, lawful and proportionate regulation that supports sustainable tourism, protects rural and island economies, and recognises self-catering as a legitimate and professional part of Scotland’s visitor economy.
The ASSC continues to take an active and strategic role by:
- Monitoring the implementation of short-term let regulation across Scotland
- Advocating for clarity, consistency and proportionality in both policy and practice
- Evidencing the real economic and operational impact of regulation on small and micro businesses
- Pressing for amendments to legislation and guidance where the scheme is not operating lawfully or as intended
- Challenging the continued and damaging conflation of planning and licensing regimes
