Short-term let rules in City of Edinburgh (updated 29 Oct 2026)
Last checked: 6 official source pages for this council scanned automatically for changes on 2 Nov 2026What changed
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Dates we're watching for City of Edinburgh (1)
- 13 Nov 2026: first levy payment due
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What changed (24 Jul 2026): Edinburgh 5% visitor levy goes live. Source · Get free alerts
Whole-city control area (planning likely needed for secondary lets). 5% visitor levy from 24 Jul 2026, capped at 5 nights. First levy returns due by 30 Oct 2026, payment by 13 Nov 2026.
Licensing or registration
AppliesLicence needed (Scotland-wide). All short-term lets (secondary letting, home letting, home sharing) need a licence from the council before taking bookings or guests. Step-by-step licence guide and checklist.
Source: source
Control area / planning
AppliesYes: the whole city has been a short-term let control area since 5 Sep 2022. Using a whole dwelling that isn't your main home as a short-term let very likely needs planning permission.
Source: source
Visitor levy
Applies5% of the accommodation cost, first 5 consecutive nights, stays from 24 Jul 2026. Quarterly returns via visitorlevy.scot. First returns (stays 24 Jul to 30 Sep 2026) are due 1 to 30 Oct 2026, with payment by 13 Nov 2026. Providers keep 2%.
Source: source
Fees
2026/27 fees (council fee schedule, valid 2026/27). Secondary letting, by maximum occupancy, 1-year new or renewal: £653 (1 to 3), £1,089 (4 to 5), £2,481 (6 to 10), £3,872 (11 to 15), £5,264 (16 to 20), £5,869 (21 and over); 3-year renewal: £1,053 / £1,489 / £2,881 / £4,272 / £5,664 / £6,869.
Home letting, or home sharing and home letting: £120 per occupant (new, 1 year) or £360 per occupant (renewal, 3 years). Home sharing only: £120.
Temporary licence or temporary exemption: £250 (1 to 5), £350 (6 to 10), £600 (11 and over); £120 for home sharing. Provisional licence 20% and confirmation 80% of the full fee.
Fees are non-refundable. Operating without a licence can mean a fine of up to £2,500.
Compare City of Edinburgh's licence fees with other Scottish councils
What changed in City of Edinburgh
- Rules on this page last checked in full against the official sources listed above.
- Added a free "Is your licence renewal due?" checker for Scottish short-term let licences: estimates your expiry date and when to start your renewal, with renewal rules from the 1982 Act, Scottish Government guidance and council pages (Highland, Edinburgh, Argyll and Bute, Na h-Eileanan Siar, Angus). Official source
- Edinburgh 5% visitor levy goes live. Official source
Newest first. Every UK change is in the changes log. Nothing here is legal advice: check the official source before acting.
Scotland tools
- Compare licence fees across all 32 Scottish councils
- How to get a short-term let licence (steps and checklist)
- Business rates or council tax? 140/70 nights checker
- Fire safety for short-term lets (alarms, doors, checklist)
- Insurance: the buildings and public liability licence condition
- Visitor levy map
Not sure what applies to your let? Use the free licence checker: pick your nation, council and type of let for a plain-English answer with the official source.
Buying here? See the buyer checks for City of Edinburgh: licence or registration, planning, visitor levy, business rates or council tax, plus the lender, insurance and title checks to make before you buy.
Key dates
- 5 Sep 2022: control area in force
- 24 Jul 2026: visitor levy applies to stays
- 30 Oct 2026: first quarterly levy return due
- 13 Nov 2026: first levy payment due
City of Edinburgh short-let rules: quick answers
Do I need a short-term let licence in City of Edinburgh?
Licence needed (Scotland-wide). All short-term lets (secondary letting, home letting, home sharing) need a licence from the council before taking bookings or guests. Step-by-step licence guide and checklist.
Do I need planning permission for a short-term let in City of Edinburgh?
Yes: the whole city has been a short-term let control area since 5 Sep 2022. Using a whole dwelling that isn't your main home as a short-term let very likely needs planning permission.
Is there a visitor levy (tourist tax) in City of Edinburgh?
5% of the accommodation cost, first 5 consecutive nights, stays from 24 Jul 2026. Quarterly returns via visitorlevy.scot. First returns (stays 24 Jul to 30 Sep 2026) are due 1 to 30 Oct 2026, with payment by 13 Nov 2026. Providers keep 2%.
How much does a short-term let licence cost in City of Edinburgh?
2026/27 fees (council fee schedule, valid 2026/27). Secondary letting, by maximum occupancy, 1-year new or renewal: £653 (1 to 3), £1,089 (4 to 5), £2,481 (6 to 10), £3,872 (11 to 15), £5,264 (16 to 20), £5,869 (21 and over); 3-year renewal: £1,053 / £1,489 / £2,881 / £4,272 / £5,664 / £6,869. Home letting, or home sharing and home letting: £120 per occupant (new, 1 year) or £360 per occupant (renewal, 3 years). Home sharing only: £120. Temporary licence or temporary exemption: £250 (1 to 5), £350 (6 to 10), £600 (11 and over); £120 for home sharing. Provisional licence 20% and confirmation 80% of the full fee. Fees are non-refundable. Operating without a licence can mean a fine of up to £2,500.
Answers summarise the sections above. Follow each section's official source before acting.
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