Short-term let licence in Scotland: the paperwork hosts need to gather
In Scotland, short-term let premises can be advertised without a licence, but no bookings can be taken and no guests received until a licence is issued. The Scottish Government guidance lists gas, electrical and fire safety evidence, buildings and public liability insurance, and possibly planning evidence. Operating without a licence could mean a fine and a criminal record.
Do you need a licence in Scotland?
The Scottish Government's guidance for hosts and operators of short-term lets says a host or operator needs "a separate licence for each short-term let premises". It says premises "can be advertised without a licence but no bookings can be taken or guests received until a licence is issued".
It also warns that "operating without a licence or breaching licence conditions could result in a fine and a criminal record". The guidance we read was published on 25 March 2026, with errata dated 14 May 2026.
This applies to Scotland only. England, Wales and Northern Ireland have different rules, so do not assume the same steps apply to a property elsewhere in the UK.
Who is excluded?
The mygov.scot page on when you need a licence says you do not need one if the guest is a member of your immediate family, or an owner or part-owner of the accommodation, or if the person staying has a tenancy. It also lists exclusions for hotels with planning permission, hostels and refuges, health and care accommodation, movable accommodation such as a canal boat or yacht, and accommodation already licensed for overnight stays.
Whether your let is covered or excluded depends on the facts. If you are not sure, ask your local licensing authority.
The evidence you will be asked for
The guidance on getting ready to apply sets out what hosts need in place. The headings below follow it, and your council may ask for more.
- Gas safety: an annual gas safety inspection of all gas pipes, flues and appliances.
- Electrical safety: an inspection by a competent person at least every five years, plus portable appliance testing reports.
- Fire safety: satisfactory equipment installed for detecting and warning of fire, and carbon monoxide detection.
- Insurance: valid buildings insurance and valid public liability insurance for the duration of each short-term let agreement.
- Planning: you may be asked for evidence that you have planning permission or have applied for it, and secondary lets in control areas must confirm planning permission is in place or that an application has been made.
Keeping the paperwork current
A licence is not a one-off task. Gas checks are annual, electrical checks run on a five-year cycle and insurance policies have renewal dates, so each has its own expiry date. A single tracker with the certificate date, the provider, the next due date and where the copy is stored keeps everything in one place.
Some councils allow temporary exemptions or temporary licences, and each council has its own application process and fees. Check your own council's pages before you plan around either.
Where your guest contract fits
A licence does not replace booking terms. Your guest agreement, house rules and privacy notice still need to be in place, and your terms should match the facts on your licence, such as the maximum number of guests. See our guide to the contract a holiday let needs.
What a Scotland licence paperwork tracker should list
A preview of our free Scotland Short-Term Let Licence Paperwork Tracker. The complete, print-ready version is sent to you by email.
Property and licence
- Property address
- Licence holder name
- + 5 more in the full form
Safety certificates
- Gas safety inspection: date and provider
- Gas safety next dueDate
- + 5 more in the full form
Insurance and planning
- Buildings insurance: insurer and renewal date
- Public liability insurance: insurer and renewal date
- + 2 more in the full form
Review
- Booking terms and guest numbers match the licenceYes / No
- Notes and actionsFree text
- + 2 more in the full form
The full form has 22 questions in 4 sections, a signed declaration and space for your business details. Get it free below.
Free template
Get the print-ready Scotland Short-Term Let Licence Paperwork Tracker
A print-ready tracker for your licence, safety certificates, insurance and planning evidence, with provider, date and next-due fields and both signatures. Free, and yours to adapt.
Frequently asked questions
Can I advertise my Scottish holiday let before I have a licence?
The Scottish Government guidance says premises can be advertised without a licence, but no bookings can be taken or guests received until a licence is issued. Check your council's current process and timescales.
Do I need a licence for each property?
Yes. The guidance says a host or operator needs a separate licence for each short-term let premises. Keep a separate tracker for each property.
Does this apply in England, Wales or Northern Ireland?
No. The guidance we read is for Scotland. Other nations have different rules, which we do not cover here, so check with the relevant government or local authority.
What happens if I take bookings without a licence?
The guidance warns that operating without a licence or breaching licence conditions could result in a fine and a criminal record. If you are unsure, contact your local licensing authority before accepting bookings.
Sources
- Short term lets: licensing scheme part 1, guidance for hosts and operators, Scottish Government
- Getting ready to apply for a licence, Scottish Government
- When you need a short-term let licence, mygov.scot
The paperwork behind every booking
Holiday let agreement, cancellation and deposit policy, house rules, noise policy, GDPR notice and more as editable templates. One payment, no subscription.
See the packs, from £29 →These articles are general guidance for UK holiday let owners and hosts, not legal, tax or insurance advice. Holiday let rules differ between England, Scotland, Wales and Northern Ireland, so check the position for your property. Our documents are editable templates to adapt to your own lets.