Scottish Short-Term Let Compliance Checklist for Hosts

Scottish short-term let compliance is not one document. It is a bundle of licence conditions, safety checks, certificates, guest information, insurance, local council rules, and renewal dates.

If you run an Airbnb, holiday cottage, B&B, guest house, pod, yurt, room in your home, or other short-term let in Scotland, the practical job is to keep the evidence current enough that you can show it when your council asks.

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

1. Check whether you need a short-term let licence

mygov.scot says you need a short-term let licence if you let certain types of accommodation to guests on a temporary basis, unless an exclusion applies.

In practice, most Scottish Airbnb-style accommodation needs a licence. There are exclusions for some guest types, tenancy situations, and accommodation categories, so use the official licence checker if you are unsure.

The key operational point is simple: do not take bookings first and sort the licence later. New hosts need the right licence before operating.

2. Keep your licence certificate and conditions accessible

Once you have a licence, keep a certified copy and the licence conditions somewhere guests can access.

Scottish Government guidance says guest-accessible information should include the licence and conditions, fire, gas and electrical safety information, emergency contact details, and copies of relevant safety reports such as gas, EICR, and PAT reports.

This can be a physical folder, a notice board, or digital information sent with booking details. The important part is that guests can actually get to it.

3. Track licence renewal dates

A Scottish short-term let licence is not something to set and forget.

Scottish Government guidance says hosts who want to continue operating after the end of their licence period need to apply for renewal before the licence expires. If a renewal is submitted before expiry and the council has not decided it yet, the host can continue operating until the renewal application is determined.

If the licence lapses before you apply, the next application is treated as a new application rather than a renewal.

That distinction matters. Keep the licence expiry date somewhere visible and start the renewal sweep early.

4. Gas safety

If the premises has a gas supply, the licence holder must arrange an annual gas safety inspection of gas pipes, flues, and appliances.

Scottish Government guidance says hosts may need to provide confirmation that a currently valid annual gas safety check has been carried out by a Gas Safe registered engineer. If the licence lasts more than one year, the host is responsible for making sure a gas safety inspection is completed each year.

If there is no gas connection or private storage tank, the guidance says you do not need to take action for this condition. Still, it is worth recording "no gas supply" clearly so a missing certificate is not confused with forgotten admin.

5. Electrical Installation Condition Report

If the premises has electrical fittings or items, you need electrical safety evidence.

Scottish Government short-term let guidance says hosts must arrange for an electrical safety inspection by a competent person at least every five years, or more often if directed. The inspection should produce an Electrical Installation Condition Report on fixed installations.

For practical host admin, keep:

• The current EICR.
• The inspection date.
• The next due date.
• Details of the competent person.
• Evidence that any C1, C2, or other required remedial work was completed.

For more detail, read the EICR requirements guide.

6. Portable Appliance Testing

Scottish Government guidance also requires a Portable Appliance Testing Report for moveable appliances that guests have access to, with inspected items labelled and signed.

That can include ordinary guest-use appliances such as kettles, toasters, televisions, hairdryers, freestanding heaters, and similar items. Keep an equipment register so you know what was tested, when, and what changed after replacements.

New appliances and second-hand appliances may be treated differently under wider electrical safety guidance, so keep purchase records too.

7. Fire safety and alarms

Fire safety is one of the core mandatory condition areas.

Scottish Government guidance says hosts must assess the fire risk, identify necessary fire safety measures, implement those measures, keep them under review, and maintain records. Premises must have satisfactory equipment for detecting and warning of fire and hazardous carbon monoxide.

Keep evidence of:

• Fire risk assessment or fire safety review.
• Smoke, heat, and carbon monoxide alarm checks.
• Fire blanket or extinguisher servicing where provided.
• Escape plan or guest fire instructions.
• Any fire door, emergency lighting, or signage decisions.
• Furniture and furnishings compliance evidence.

8. Furniture and furnishings

Upholstered furnishings and mattresses used by guests need to comply with fire safety regulations.

Scottish Government guidance says hosts should keep records showing that upholstered furnishings and mattresses comply. It gives practical examples such as photographic evidence, retained labels, or receipts that identify compliant products.

This is boring admin until a label disappears or a sofa gets replaced. Keep the evidence when the item arrives, not three years later.

9. 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 valid within the last 10 years and the rating must be shown in adverts.

Scottish Government guidance says secondary letting and home letting generally require a valid EPC issued within the last 10 years.

For hosts, the practical records are:

• Current EPC.
• EPC expiry date.
• EPC rating.
• Evidence that the rating appears in listings where required.

10. Legionella and water safety

Scottish Government guidance says hosts must assess the risk from exposure to Legionella whether or not the property has a private water supply.

The guidance says this assessment does not always need to be carried out by a professional, and most residential hot and cold water systems are generally low risk where water is used regularly and does not stagnate. Still, keep a brief record of what you checked.

If the property has a private water supply, extra private water rules can apply. Do not bury that under general compliance admin; track it separately.

11. Buildings and public liability insurance

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

Check that the policy actually covers short-term letting activity. A normal home insurance policy may not be enough.

Keep:

• Policy document.
• Renewal date.
• Level of cover.
• Evidence short-term letting is covered.
• Any owner or shared-building policy evidence, if relevant.

12. Planning permission and control areas

Planning is not the same as licensing, but it can affect licensing.

Scottish Government guidance says a change of use to a short-term let may need planning permission where the change is material. In short-term let control areas, secondary letting of a dwellinghouse is automatically treated as a material change of use from the point the area is designated.

If your property is in a control area, or if your council has raised planning questions, keep planning permission, a certificate of lawfulness, or written council advice with the rest of your compliance evidence.

13. Listing information

Your listing or advert should include required licence information.

Scottish Government guidance says listings should include the licence number, maximum number of guests permitted, and EPC rating where an EPC is required.

Check every channel. It is easy to update Airbnb and forget a direct booking page, Google Business profile, social profile, or old PDF brochure.

14. Local council conditions

Mandatory conditions apply across Scotland, but councils can add extra conditions.

mygov.scot says local councils can set extra conditions and should list them on their websites. These may include local expectations around floor plans, waste, noise, neighbours, guest information, parking, or outdoor spaces.

Do not assume a checklist copied from another council is enough.

15. Keep an evidence folder

The strongest compliance habit is simple: keep everything in one place.

At minimum, your evidence folder should include:

• Licence certificate and conditions.
• Licence renewal date.
• Gas safety certificate or no-gas note.
• EICR.
• PAT report and appliance register.
• Fire safety assessment and alarm records.
• Furniture and furnishing evidence.
• EPC and listing proof.
• Legionella assessment.
• Private water evidence, if relevant.
• Buildings and public liability insurance.
• Planning permission or control area evidence, if relevant.
• Guest information folder or digital guest pack.
• Council correspondence and inspection notes.

FAQ

The practical next step

Start by listing your properties, licence expiry dates, and certificate expiry dates. Then add the property-specific flags: gas, EPC required, private water, control area, and any local council condition.

LevyTrack is built to keep that evidence tidy alongside visitor levy records, so you are not trying to rebuild your compliance position the week a renewal is due.