By law, you now need a license to operate a short-term let property in Scotland.
Short-term lets provide flexible, cost-effective travel options and have greatly contributed to Scotland’s tourism and local economies. To support safety and quality, the Scottish Government introduced this licensing scheme to establish essential safety standards across all short-term rentals. The scheme also empowers local authorities with the flexibility to address the unique needs and concerns of their communities, ultimately fostering a safer and more reliable visitor experience.
The licensing scheme aims to:
The short-term lets licensing scheme is mandatory for all short-term let accommodation across Scotland, including holiday cottages, B&Bs, guest houses, rooms within a home and unconventional accommodation such as pods and yurts. A license is required, regardless of how long you let the accommodation for. It could be one night or several months.
As of October 1, 2022, all new hosts or operators of short-term lets (STLs) in Scotland are required to apply for a license under a new regulatory framework introduced by the Scottish Government.
License Types:
You, as the host, are the person responsible for granting agreements with guests to use the property, even if this is delegated to another person or company on a day-to-day basis.
If you do not own the premises, then you must have the permission of the owner(s) to make an application for a licence.
We would encourage you to check the official publication for this information as each region has provided separate pricing structures.
Licencing fees for secondary letting licences are calculated based on occupancy levels e.g. a licence for a holiday let in Dundee with guest capacity of 1-2 guests, the cost will be £310, moving to £620 for 3-4 guests, £930 for 5-6 guests and so forth. Each license is granted for a 3 year period.
Please check your individual council policy for exact figures.
Yes, local authorities will contact and arrange a property visit. There are a number of things they look for and whilst each council and assessor operate slightly differently, the main focus points are typically.
It is mandatory to place a notice (for at least 21 days) within the close vicinity of your property, informing neighbours of your licence application. We’re working on a template for this and will share and assist with the distribution of these in due course. Please feel free to create your own version however we would urge for a friendly, approachable tone to be used.
Objections may be made by neighbours or any other person who wants to raise an objection.One of the main purposes of the licensing scheme is to ensure short-term lets are safe and to address issues faced by neighbours. Reasonable grounds for objection to a licensing application may include:
As long as your application provides clear and accurate information regarding your holiday let this can be dealt with in a structured manner that will provide you with the best possible case against any objections brought forward.
It is not a requirement at this stage but there are recommendations this will help maintain standards and deliver an excellent customer experience. Visit Scotland provide a Quality Assurance Scheme worth checking out. Please contact us for individual pricing options.
Clark Anderson Properties has extensive experience with the short-term rental licensing process, and we were proud to be recognised by local councillors in committee meetings as a responsible and professional management company. When you sign up to one of our management packages, we’re here to support you every step of the way in obtaining your license.
Here’s how we can assist:
Certificate Coordination: We arrange all required certifications with trusted tradespeople.
Property Inspection: We meet the assessor for your property inspection.
Remedial Work: We follow up on any necessary adjustments to ensure your property meets all requirements.
Second Inspection: We organise and attend the follow-up inspection.
Representation: We can represent you at planning and decision committee meetings if required.
Pricing and Scope:
Our full service for CAP Club clients is £370 + VAT, which covers managing all certification, submitting planning applications where necessary, attending planning department visits, committee meetings, completing the license application, installing the 21-day notice, and handling any communications from planning and licensing departments.
Althgouh this service is available, we’ve found it’s actually much smoother for individuals to submit applications themselves these days. Local councils are becoming increasingly organised, and the process has improved significantly since it first started. By taking this route, you can also save money, which is often better allocated towards required certification.
External Clients:
While we are not actively seeking external clients for this service, we are happy to offer guidance, advice, and attend committee meetings (subject to availability) at no cost if you are able to complete the applications yourself.
Please feel free to get in touch to discuss how we can make the licensing process straightforward and stress-free.
