Complete Scottish Short-Term Let (STL) Licensing Guide (2026 Update)

Essential legal requirements, safety certifications, and council compliance for landlords and hosts across Glasgow, Edinburgh, and Central Scotland.

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1. Do You Need an STL Licence in Scotland?

Since October 2023, anyone letting out property on a short-term basis in Scotland is legally required to hold an STL licence issued by their local council. There are four licence types, and which one applies depends on how you use the property and whether you live there.

Home Sharing Licence

For hosts who live in the property and let out a room or their whole home while they are present, such as sharing a spare room with guests.

Home Letting Licence

For letting your own main home to guests while you are away, such as renting out your flat during a holiday.

Secondary Letting Licence

For letting a property that is not your main home, this is the licence type that applies to most Aurora landlords, including dedicated Airbnb and serviced accommodation properties.

Temporary Licence

A short-term, time-limited licence covering a specific event or period, rather than ongoing letting.

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2. Mandatory Safety & Legal Standards Checklist

Every licensed STL property in Scotland must meet the following safety and legal standards before a licence will be granted, and must keep them current throughout the licence period.

• Gas Safety Certificate: A valid Gas Safety Record, renewed annually by a Gas Safe registered engineer, required for any property with gas appliances.
• Electrical Installation Condition Report (EICR): A full electrical safety inspection valid for 5 years, confirming the property’s wiring and installations are safe.
• Portable Appliance Testing (PAT): Regular testing of all portable electrical appliances supplied in the property, such as kettles, toasters, and lamps.
• Legionella Risk Assessment: A documented assessment of water systems to manage the risk of Legionella bacteria, particularly relevant for properties with standing water systems or infrequent use.
• Fire Safety Assessment & Alarms: A fire safety assessment plus interconnected smoke and heat alarms and carbon monoxide detectors, installed to the Scottish Government’s tolerable standard.
• Energy Performance Certificate (EPC): A valid EPC rating showing the property’s energy efficiency, required as part of the licence application.
• Buildings and Public Liability Insurance: Appropriate buildings cover plus public liability insurance, typically to a minimum of £5 million, protecting both host and guests.

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3. Planning Permission & Control Areas

Some council areas have designated short-term let control zones, where planning permission is required in addition to the STL licence itself. Glasgow City Council assesses secondary letting applications on a case-by-case basis and pays close attention to tenement flats, noise, and neighbour impact when reviewing applications.

Edinburgh operates a formal short-term let control area covering the whole city, meaning secondary letting anywhere in Edinburgh requires planning permission as well as an STL licence. Landlords considering a property there should check both requirements before committing.

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4. Council Application Process & Fees

The application process follows a similar structure across most Scottish councils, though timelines and exact fees vary by area and property type.

1. Neighbour notification: Nearby residents are formally notified of the application and given the opportunity to raise objections.
2. Site notice: A public notice is displayed at the property itself for a set consultation period.
3. Application submission: The full application is submitted with supporting safety certificates, insurance documents, and the relevant fee.
4. Assessment & inspection: The council reviews the application and may carry out a property inspection before making a decision.
5. Licence issued & renewal: Once approved, the licence is typically valid for up to 3 years and must be renewed before it expires to continue operating legally.

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5. Penalties for Operating Without a Licence

Operating an unlicensed short-term let in Scotland is a criminal offence. Councils can issue fines of up to £2,500, and unlicensed hosts can be banned from operating a short-term let altogether. Enforcement has increased significantly since the licensing scheme became mandatory, making compliance essential rather than optional.