What Certificates Are Required for Airbnb in Scotland?

If you run an Airbnb in Scotland, the certificates you need are not decided by Airbnb. They come from Scottish short-term let licensing rules, safety duties, property condition, and local council requirements.

The exact evidence can vary by property, but most hosts should expect to deal with a short-term let licence, gas safety where there is gas, electrical safety reports, fire safety evidence, insurance, EPC information where required, Legionella assessment, and sometimes planning documents.

Last checked: 21 May 2026 against Scottish Government and mygov.scot guidance.

Short-term let licence

The first document is the short-term let licence itself.

mygov.scot says you need a short-term let licence if you let certain types of accommodation to guests who stay temporarily, unless an exclusion applies. Scottish Government regulation information says new hosts must obtain a licence before accepting bookings or receiving guests.

Keep:

• Licence certificate.
• Licence conditions.
• Licence number.
• Maximum occupancy.
• Renewal date.
• Any council correspondence.

The licence number should appear in adverts or listings, along with maximum occupancy and EPC rating where required.

Gas Safety Certificate

If the property has a gas supply, you need current gas safety evidence.

Scottish Government guidance says the licence holder must arrange an annual gas safety inspection of gas pipes, flues, and appliances. The check must be carried out by a Gas Safe registered engineer, and a valid annual check may be requested during the application process.

If there is no gas connection or private storage tank, the guidance says no action is required for that condition. Still, keep a clear "no gas supply" note in your compliance file.

Electrical Installation Condition Report

An Electrical Installation Condition Report, usually called an EICR, covers the fixed electrical installation.

Scottish Government short-term let guidance says hosts must arrange an electrical safety inspection by a competent person at least every five years, or sooner if the competent person directs it. The inspection should produce an EICR for fixed installations.

Keep the report, the inspection date, the next due date, and evidence that remedial work was completed.

Read more in the EICR requirements guide.

Portable Appliance Testing Report

A PAT report covers moveable appliances guests can access.

Scottish Government guidance says a competent person should produce a Portable Appliance Testing Report for moveable appliances and date label and sign inspected appliances.

For Airbnb-style properties, that can include ordinary guest-use items such as:

• Kettles.
• Toasters.
• Televisions.
• Hairdryers.
• Freestanding lamps.
• Moveable heaters.
• White goods supplied for guest use.

Keep an appliance register so you know what was tested and when.

Energy Performance Certificate

mygov.scot says you need an EPC if you are letting out an entire house or flat, and that other accommodation types may still need one.

Where an EPC is required, it must be dated within the last 10 years and the EPC rating must be shown in adverts for the accommodation.

This is one of the easiest compliance items to overlook because it is not renewed annually. Put the expiry date somewhere visible.

Fire safety evidence

Fire safety is not just one certificate.

mygov.scot says the accommodation must have adequate heat, smoke, and carbon monoxide alarms. Scottish Government guidance says the person in control of the premises must assess fire risk, identify fire safety measures, implement them, keep arrangements under review, and maintain records.

Keep evidence of:

• Fire risk assessment or fire safety review.
• Alarm installation and checks.
• Carbon monoxide alarm provision where relevant.
• Fire blanket or extinguisher servicing where provided.
• Escape instructions.
• Guest emergency information.
• Furniture and furnishings compliance.

Furniture and furnishing evidence

Upholstered furnishings and mattresses used by guests must comply with furniture fire safety regulations.

Scottish Government guidance says hosts should keep records showing compliance. That can include labels, receipts, reference numbers, or photographs.

Take evidence when you buy or replace items. It is much easier than trying to prove compliance after labels have gone missing.

Buildings and public liability insurance

mygov.scot says hosts must have buildings insurance valid for the duration of the licence and public liability insurance valid for the duration of each short-term let agreement.

Check the policy wording. You want cover that actually reflects short-term letting activity, not just normal residential use.

Keep:

• Policy schedule.
• Renewal date.
• Cover level.
• Evidence that short-term letting is included.

Legionella risk assessment

mygov.scot says short-term let accommodation must meet Legionella risk standards.

Scottish Government guidance says hosts must assess the risk from exposure to Legionella whether or not the property has a private water supply. It also says the assessment does not always need to be carried out by a professional, and most residential settings are generally low risk where water is regularly used and does not stagnate.

Keep a brief written record of the assessment and any action taken.

Private water supply evidence

If your Airbnb uses a private water supply, extra conditions can apply.

Do not treat this as a small side note. Private water is one of those property-specific details that can change what the council expects to see.

Keep any testing, maintenance, or private water documentation requested by your local authority.

Planning permission or control area evidence

You may need planning evidence if the use of the property as a short-term let is a material change of use.

Scottish Government guidance says planning authorities decide material change of use case by case, except in short-term let control areas where some secondary lets are automatically treated as a material change from the point the area is designated.

Keep planning permission, a certificate of lawfulness, or written council advice if planning is relevant to your property.

Guest information folder

Some required documents or information need to be available to guests.

Scottish Government guidance says guests should be able to access the licence and conditions, safety information, emergency service contact details, gas safety report, EICR, PAT report, carbon monoxide instructions, and mobile gas heater instructions where relevant.

That can live in a guest folder, notice board, or digital pack.

FAQ

A sensible certificate workflow

Create one compliance record per property. Add the certificates that always apply, then add property-specific flags such as gas supply, private water, EPC required, and control area planning.

Once the documents are listed, the real job is keeping renewal dates visible. LevyTrack helps with that part, so a certificate does not quietly expire while bookings continue.