Edinburgh Short-Term Let Licence & Visitor Levy Guide 2026
Understand the Edinburgh control area, planning permission rules, and the incoming 5% Visitor Levy.
Mandatory Scotland-wide Licensing
Since 1 October 2023, it has been a legal requirement for all short-term let hosts in Scotland to have a licence or a pending application. Operating without one is a criminal offence that can lead to significant enforcement and fines.
Why it matters to you
Compliance is no longer optional. Working with a professional agency ensures your property meets all regulatory standards from day one, protecting your asset and your income.
Edinburgh Control Area & Planning Permission
Navigating planning permission is often the biggest hurdle for Edinburgh landlords. Here is what you need to know.
Secondary Letting Rules
If you intend to operate a secondary let in Edinburgh (letting an entire property that isn't your main home), it is considered a material change of use. You generally need Planning Permission or a Certificate of Lawfulness before your STL licence can be granted.
Exception: Properties continuously used as a short-term let for 10+ years may qualify for a Certificate of Lawfulness without requiring a new full planning application.
Crucial Warning
Do not submit a licence application (and pay the non-refundable fee) before confirming your planning status. The vast majority of rejections in Edinburgh are due to planning failures.
Unsure about your status?
Our local experts can review your property history and advise on the most likely path to compliance.
Request a reviewTypes of Licence
Home Sharing
Renting a room in your own home while you live there. Generally the easiest to secure.
Home Letting
Renting out your entire home while you are temporarily away (e.g., on holiday).
Secondary Letting
Renting out an investment property where you do not normally live. Requires strict planning checks.
Temporary Licence
Can be granted for up to 6 weeks while a full application is processed, if the council allows.
Temporary Exemption
A short-term permission (up to 6 weeks per year) for specific events like the Edinburgh Festival.
The Visitor Levy (2026)
The Visitor Levy and the Short-Term Let Licence are distinct. The licence is your legal permission to operate; the levy is a mandatory guest tax.
- The City of Edinburgh Council has approved a 5% Visitor Levy.
- This applies to all stays starting from 24 July 2026.
- The levy applies only for the first 5 consecutive nights of a stay.
- Bookings secured from 1 October 2025 onwards must include the levy if the stay occurs after the implementation date.
We handle the levy for you
As your professional management partner, StaysIn handles the collection of the Visitor Levy from guests and remits it directly to the council on your behalf.
Renewals and material changes
Renewal applications should be prepared before expiry windows. If deadlines are missed, operations may need to pause until status is restored.
You should also report material changes such as occupancy adjustments, major structural updates, or management-agent changes.
Renewal checklist
- Track your current licence expiry date early
- Review whether safety documents need refreshing
- Confirm planning/use position has not changed
- Submit renewal documentation before deadline
Where do you stand?
Use our quick checker to see exactly what you need to do next.
Quick Compliance Checker
Answer four quick questions to get your personalised assessment
1. Are you letting an entire property or a spare room?
Disclaimer: This information is provided for general guidance only and does not constitute legal or professional advice. Licensing requirements, planning laws, and the Visitor Levy are subject to change. You should always verify the latest regulations with the relevant local council before operating a short-term let.
Need local licensing guidance?
Our Edinburgh-based team understands the control area rules, planning requirements, and Visitor Levy inside out.