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Every property owner letting short-term in Edinburgh must hold a valid short-term let licence issued by the City of Edinburgh Council. Whether you need a home letting licence, a home sharing licence, or a secondary letting licence for a second property, EdinBnB manages the full process for you: licence application, compliance, pricing, guests, and property care, for a flat 20% commission, so you keep 80% of what your property earns. You earn. We do the rest.
Edinburgh requires every short-term let operator to hold a valid licence issued by the City of Edinburgh Council, but the type you need depends on your property and how you use it. Whether you’re letting your own home or a separate investment property, each licence comes with its own requirements, costs, and planning rules.
| Licence type | Who it's for | Planning permission |
|---|---|---|
|
Home Sharing
You're present while guests stay
|
You rent out a room or your whole home to guests while you're physically there. Your property must be your primary residence.
|
Not required |
|
Home Letting
You're away while guests stay
|
You let your own home or part of it while you're absent, for example during a holiday. Must be your primary residence.
|
Not required |
|
Home Letting & Sharing
You do both
|
You let your home to guests both while you're present and while you're away. One licence covers both scenarios no need to apply separately.
|
Not required |
|
Secondary Letting
A property you don't live in
|
You let a property that isn't your main home a second home, buy-to-let flat, or investment property. The most complex licence type in Edinburgh.
|
Required |
In September 2022, the entire City of Edinburgh was designated a short-term let control area, one of only a handful of places in Scotland to do so. If you’re letting a property that isn’t your main home, this directly affects your planning permission requirements and whether you can operate legally.
A second property (secondary letting)
Short-term let licence fees in Edinburgh vary depending on your licence type, property occupancy, and whether it is a new application or a renewal. Here is a full breakdown based on the current City of Edinburgh Council fee schedule.
Your primary residence
A property you don't live in
The most common questions Edinburgh landlords ask about short-term let licences, licence types, planning permission and compliance requirements.
Not necessarily. You can apply for a temporary exemption instead of a full licence, specifically for the Fringe and Edinburgh International Festival. It costs £120 and allows you to host for up to 6 weeks per year. However it does not replace a full licence if you plan to let outside festival periods.
Only if you submitted your application before 1 October 2023 as an existing operator. If you are a new host, you cannot take any bookings or receive guests until your licence has been formally granted.
Operating without a licence is a criminal offence. You can be fined up to £2,500 and banned from applying for a licence for up to one year.
No. Planning permission is only required for secondary letting – properties that are not your primary residence. Home sharing and home letting licences do not require planning permission.
This is the most common problem for Edinburgh landlords. Properties in tenement buildings with shared entrances are very unlikely to be granted planning permission for change of use, which means a secondary letting licence will almost certainly be refused too.
Yes. A short-term let licence can be transferred to another person. However it cannot be moved to a different property – it is tied to the specific address it was granted for.
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