At Zizibreezi we explain to all our client that every property owner letting accommodation on a short-term basis in Edinburgh needs a Short-Term Let (STL) Licence from the City of Edinburgh Council before they can legally operate. There is no grace period or exemption for occasional hosts.
Zizbreezi is based in Edinburgh – the first city in Scotland to introduce mandatory short-term let licensing, and the whole council area has been a planning control area since September 2022, which means many hosts also need planning permission before they can apply for a licence.
Here’s exactly what you need to know to apply, and what trips up most applicants.
Do I need a licence to Airbnb my property in Edinburgh?
Yes. If you let any part of a residential property on a short-term basis (typically under 31 nights) in Edinburgh, you need an STL Licence, regardless of whether it’s your main home, a secondary property, or a single spare room. This applies whether you manage the property yourself or use a management company – the licence is tied to the property and the host, not the booking platform.
What are the three types of STL licence in Edinburgh?
- Home sharing licence – For hosts letting their own primary residence while they’re also staying in the home
- Home letting licence – For hosts letting their own primary residence while they’re away. This could be when you’re on holiday or away for work
- Secondary letting licence – For any property that isn’t the host’s primary residence
Secondary letting licences face the most scrutiny, particularly in areas the council has designated as a “control area,” where additional planning permission is required on top of the licence itself.
Do I need planning permission for my Edinburgh short-term let?
It depends entirely on which type of licence you need. If your property is your principal home – meaning you’re applying for a home sharing or home letting licence, you generally won’t need planning permission alongside your STL licence.
If you’re applying for a secondary letting licence (your property isn’t your main home), the rules are much stricter. Using a property that isn’t your principal home as a short-term let counts as a “material change of use” and legally requires planning permission, separate from your STL licence application.
This applies to any property that started operating as a secondary short-term let after 5 September 2022. If your property was already being used as a short-term let before that date, you may not need a fresh planning application. Instead, you can apply for a Certificate of Lawfulness to confirm the existing use is lawful, typically where the use has continued for 10+ years without enforcement action.
Be aware that planning permission for secondary lets is far from guaranteed. The vast majority of applications submitted under this rule have been rejected, particularly for flats in tenement buildings with shared entrances, which the council has generally found unsuitable for short-
What documents do I need to apply?
Applicants typically need:
- Proof of ownership or landlord consent
- Gas safety certificate (if applicable)
- Electrical safety certificate (EICR)
- Fire risk assessment
- Floor plan showing escape routes
- Public liability insurance
- Planning permission confirmation (for secondary lets in control areas)
Missing or outdated safety certificates are the single most common reason applications are delayed or rejected.
How much does an Edinburgh STL licence cost?
Licence fees vary by property type and number of bedrooms, with secondary letting licences costing more than home sharing or home letting licences. Fees are reviewed periodically by the council, so always check the current fee schedule before applying rather than relying on a fixed figure.
How long does the application take?
Processing times have varied considerably since the scheme began, something ZiziBreezi clients have seen firsthand, with some applications taking several months, particularly for secondary lets requiring planning permission. Applying well in advance of your intended start date is essential — letting a property without a licence can result in fines of up to £2,500 per offence.
What happens if I operate without a licence?
Operating an unlicensed short-term let in Edinburgh is a criminal offence. The council can issue fines and has the power to require properties to stop operating immediately. Booking platforms have also been tightening enforcement of licence number requirements on listings.
Getting it right the first time
The STL licensing process in Edinburgh is detailed, and the planning permission requirement for secondary lets in control areas catches out a significant number of first-time applicants. If you’re unsure whether your property falls within a control area, or whether your documentation is complete, get in touch with ZiziBreezi. We help property owners across the city with advice and applications on the best way forward.