Licensing Services
Stay Letting. Let Us Handle It.
If you own or operate a short-term let (STL) property in Scotland, new legislation means you must be licensed in order to continue trading legally. At STL Solutions, we take the stress and confusion out of the process — from application to approval.
What is the STL Licensing Regime?
Since October 2022, all local authorities in Scotland have introduced a mandatory short-term let licensing scheme under the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022.
This applies to:
- Holiday lets
- Airbnb properties
- Secondary lets
- Bed and breakfasts
- Home sharing and home letting
(basically, everywhere people rent a residential property (other than at a licensed hotel), that is not to be their principal home during their stay.)
The scheme was introduced to ensure basic safety standards, protect communities, and better regulate the sector. All hosts must now obtain a licence from their local authority, or risk enforcement action, including fines or closure.
Key Requirements Include:
✅ Application to your Local Council Every property must be licensed individually with a detailed application process.
✅ Planning Permission (if required) In some areas like Edinburgh, you may need planning permission before you can be granted a licence — particularly for secondary lets.
✅ Mandatory Safety Standards These include: Gas and electrical safety checks Fire risk assessment Interlinked smoke/heat alarms Legionella risk assessment EPC certificate (where required)
✅ Fit and Proper Person Test Applicants must pass a background check to ensure they are suitable to operate a short-term let.
✅ Display Licence Number Once approved, your licence number must be displayed on all advertising platforms (e.g. Airbnb, Booking.com, your website).
Penalties for Non-compliance
Operating without a valid licence is a criminal offence. Fines can reach up to £2,500 and you may be prohibited from letting your property. Enforcement action is already active in several council areas — don’t take the risk.
How STL Solutions Can Help
We are Scotland’s leading licensing specialists for short-term lets. Our expert team has helped hundreds of hosts navigate the application process with confidence.
Our Services Include:
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Eligibility Review – We assess your property and advise on whether planning permission is required.
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End-to-End Application Handling – From forms to supporting documents, we manage the full submission on your behalf.
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Planning Permission Support – If planning is needed, we’ll manage or assist with the application.
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Safety Compliance Checklist – We ensure your property meets all safety requirements before you apply.
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Liaison with Councils – We act on your behalf in all communications, saving you time and stress.
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Ongoing Support – We monitor legal updates to keep you compliant.
Why Choose STL Solutions?
- Industry-leading knowledge of Scotland’s STL legislation.
- Dedicated advisors with local expertise across all council areas.
- Transparent pricing and no hidden fees.
- Proven track record with licence approvals — even in complex cases.
Don’t Risk Your Livelihood — Get Licensed Today
Whether you’re applying for the first time or dealing with a renewal, STL Solutions makes compliance simple. Let us take care of the paperwork, so you can focus on what matters — your guests.
Short-Term Let Licensing General FAQs
Introduced under the Civic Government (Scotland) Act 1982 (Licensing of Short-term Lets) Order 2022, the STL licensing scheme requires anyone letting residential property on a short-term basis to obtain a licence from their local council. This includes Airbnb-style lets, holiday homes, and some B&Bs.
You must apply for a licence if you:
- Let out an entire property (a secondary let)
- Let out part of your main home whilst you are also living there (a home share)
- Let your whole home while you’re away (a home let)
This applies to traditional holiday lets, city apartments, rural cottages, spare rooms, and everything in between.
- From 01st October 2022 , all new operators had to be licensed before starting.
- Existing operators (those who let prior to 01st October 2022) had until 01st October 2023 to apply.
- Councils are now actively enforcing — if you are not yet licensed, you must stop trading.
The Application Process FAQs
You apply via your local council’s online portal. Every council has its own process and fee structure. STL Solutions can manage the full application for you, including all supporting documentation and communication with the council.
Most councils require:
- Floor plans with room dimensions
- Landlord Gas Safety Certificate
- Electrical Installation Condition Report (EICR)
- PAT testing certificate
- EPC (where applicable)
- Fire risk assessment
- Building insurance documents
- Proof of ownership or landlord registration
- Proof of Planning permission or application for this (if deemed required)
Typical timescales vary, depending on council workload and complexity of the application. STL Solutions will provide an up-to-date estimate for your local authority area as part of your consultation.
Links with Planning Permission FAQs
Possibly. Some councils — most notably City of Edinburgh Council — require planning permission (or a certificate of lawfulness) before you can be granted a licence, especially for secondary lets in tenement blocks.
Consideration of your application may be refused, or your application may be refused or placed on hold. We strongly recommend checking planning status early — STL Solutions can advise and manage planning applications where needed.
Links with Planning Permission FAQs
The property must comply with the following mandatory conditions:
- Interlinked smoke and heat alarms in key areas
- Carbon monoxide alarms (where required)
- Fire safety equipment (fire blanket, extinguishers)
- A completed fire risk assessment
- Annual gas safety certificate(if gas is present)
- 5-yearly EICR and regular PAT testing
- Water safety: Legionella risk assessment
- Secure locks and escape routes
We can guide you step-by-step to achieve compliance before submitting your application.
Fees, Renewals & Duration FAQs
Fees vary by council, the licence type, duration and the number of guest occupiers.
We provide a tailored estimate during your consultation.
- Most councils initially issue licences for 3 years.
- In some areas, recent policy updates allow for longer durations on renewal.
- You must renew before expiry to stay compliant.
You can appeal the decision through the council’s review process or the Scottish courts. We can advise on grounds for appeal and support next steps.
Advertising & Booking Platforms FAQs
Yes. You are legally required to display your licence number on all public adverts. Most platforms now prompt you to enter this during listing setup.
You may be reported to your council and issued a notice to cease trading. Fines and formal enforcement can follow.
Owner & Management Responsibilities FAQs
No, but if you’re not the owner, you’ll need their written consent. The licence must reflect who is responsible for the operation of the STL.
Yes. You can appoint an agent, but both the operator and agent must pass a fit and proper person test.
This checks for:
- Criminal convictions
- History of antisocial behaviour
- Breaches of housing or planning law
- Previous licence refusals or revocations
Common Scenarios FAQs
Yes. Even one booking per year can require a licence. Home sharing and home letting are both covered.
If you intend to resume letting in future (at a time not covered by any existing licence), you must apply or risk future non-compliance.
You must stop trading immediately and apply as a new host. We have strategies to fast-track your return to trading, and to minimise downtime.
Still Unsure? We’re Here to Help.
Whether you’re just getting started or facing licensing difficulties, STL Solutions provides clear, expert support to keep you compliant and confident.