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17/12/25 3:30 pm
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Scotland has introduced new measures to address the impact of short-term lets and second homes in areas facing housing shortages and rising rents. Often referred to as "Airbnb restrictions," these policies are part of a broader framework empowering local councils to regulate where and how holiday lets operate. The goal is to strike a balance between supporting tourism and protecting housing availability for local communities.
This article breaks down how these rules function, where they are enforced, and what property owners should consider — offering clarity on the policies and their long-term implications.
Scottish ministers have highlighted concerns that high concentrations of short-term lets in certain areas reduce long-term housing availability, push up rents, and significantly alter the character of local communities. These issues are especially pronounced in tourist-heavy regions where housing demand for residents already exceeds supply.
To tackle this, the Scottish Government introduced a national licensing scheme alongside enhanced planning powers for councils. These measures empower local authorities to manage the growth of short-term lets based on the specific needs of their communities, whether by limiting the number of holiday lets in certain areas or by preventing the conversion of long-term housing into short-term rentals. This approach is designed to preserve local identity while supporting sustainable tourism.
Under the new system, every short-term let in Scotland now requires a licence from the local council. This applies whether the property is let occasionally or operates as a year-round holiday business. The licensing scheme ensures that short-term lets meet minimum safety and accommodation standards, offering peace of mind for both guests and communities.
For more details, LandlordZONE provides an in-depth guide on Scotland’s short-term let licensing rules.
In essence, the licensing process is designed to ensure that properties are safe, appropriately maintained, and fit for visitor use. For property owners, the scheme adds a level of accountability, requiring compliance with council regulations and a formal application process.
Beyond licensing, Scotland’s short-term let regulations include provisions for stricter planning controls. Councils can designate control areas, where additional rules apply to the operation of short-term lets. In these areas, property owners must obtain planning permission before they can use a property as a holiday let — even if it is already licensed.
Within control areas, councils may:
Unlike a national ban, these restrictions are tailored to local conditions and are implemented on a case-by-case basis. For example, a council in a rural area with affordable housing concerns may choose to limit holiday lets to protect housing for local residents, while a council in a city center may focus on managing the ratio of short-term lets to permanent homes.
Restrictions are often introduced in areas with significant tourism demand and acute housing pressures. These include:
Not all councils have chosen to introduce control areas, but the option remains available to any local authority able to demonstrate that restrictions are necessary. For property owners, this means that regulations can vary widely depending on the location. It is always advisable to check with your local council about the specific policies in place before purchasing or converting a property for short-term letting.
Although second homes are not always classified as short-term lets, they are becoming increasingly linked under Scotland’s regulatory framework. In some cases, second homes used occasionally for holiday letting may fall under the same rules as full-time short-term lets. This means owners could be required to obtain a licence or planning permission, particularly if the property is in a control area.
This is especially relevant in rural or high-demand tourist areas, where councils are prioritizing permanent housing for local residents. Second-home owners should be aware of these potential overlaps and plan accordingly.
If you’re considering short-term letting in Scotland, it’s important to take proactive steps to navigate the new rules. Here’s what you should do:
Failure to comply with these regulations could result in enforcement action, the refusal of a licence, or an order to cease short-term letting activities altogether. Staying informed and planning ahead can help avoid unnecessary complications.
The regulatory changes in Scotland mean that short-term letting now involves greater compliance and planning risks than before. Investors weighing the benefits of holiday lets versus long-term rentals should carefully assess:
These considerations are especially important when comparing Scotland to other parts of the UK, where rules and requirements may be more favorable for holiday let investments.
Scotland’s approach to regulating short-term lets and second homes signals a wider trend toward increased oversight in the private rented sector. Instead of imposing blanket bans, the system relies on local authority controls and targeted restrictions that allow councils to address housing pressures in their communities.
For landlords and investors, the key takeaway is that location is crucial. The rules can vary significantly between council areas, and regulations are likely to evolve as housing needs shift. Staying informed and adaptable will be essential for navigating this new landscape.
Yes, all short-term lets require a licence from the local council, even if the property is only let occasionally or part-time.
No, councils cannot impose a national ban. However, they can restrict or refuse new short-term lets in designated control areas.
Yes, especially if they are used for holiday letting. In some areas, second homes are treated as part of the short-term let sector, making them subject to the same licensing or planning requirements.
Planning permission is required in control areas. Outside these areas, it depends on local council policies and how the property is used.
Check your local council’s website for detailed guidance and refer to LandlordZONE’s comprehensive coverage of Scotland’s short-term let licensing system.
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