If you own a short-term let in Edinburgh, you’ll know that the licensing landscape has shifted dramatically in recent years.
What was once a relatively simple hosting process now involves navigating strict regulations, safety standards and planning requirements. And while the new rules have caused concern for some property owners, staying compliant doesn’t have to be overwhelming – especially with a partner like mySTAYINN.
In this guide, we break down what’s changed, what hosts need to do in 2025, and how mySTAYINN supports landlords every step of the way. From licence applications to safety checks and full-service guest management, we’re here to help you stay legal – and stay competitive.
Why the Rules Have Tightened
Edinburgh was one of the first cities in Scotland to introduce a mandatory short-term let (STL) licensing scheme.
Rising concerns around housing supply, neighbourhood impact and guest safety led the City of Edinburgh Council to act swiftly, especially in areas where entire flats were being let year-round to tourists.
Since October 2022, all holiday let owners – including Airbnb hosts and serviced apartment operators – have been required to apply for a short-term let licence. The deadline for existing operators to submit applications was 1 October 2023, and enforcement has steadily ramped up since.
Now, in 2025, operating a short-term let in Edinburgh without a valid licence is a criminal offence – with serious fines and enforcement notices for those who don’t comply.
What Triggers the Need for a Licence?
If you’re letting out your Edinburgh property for short stays (less than 28 days at a time), it’s likely you need an STL licence. The rules apply to both:
- Entire home lets – where the whole property is available to guests
- Home shares – where you let out a room while you live in the property
The type of licence you’ll need depends on how the property is used. There are different application routes for secondary lets (non-primary residences), home sharing and home letting.
In most cases, entire property lets fall under “secondary letting” – which typically requires planning permission or a certificate of lawfulness, especially in tenement blocks or controlled zones. That’s one reason many landlords have turned to mySTAYINN. We’re highly experienced in managing the entire licensing journey, including advice around planning triggers and how to avoid costly mistakes.
The Key Licensing Criteria in 2025
To gain and retain an STL licence in Edinburgh, hosts must meet a comprehensive set of criteria – designed to protect guest safety and community standards. These include:
- Fire safety: Properties must have interlinked smoke alarms, heat detectors in kitchens and a clear fire safety risk assessment.
- Gas and electrical checks: You’ll need up-to-date Gas Safety Certificates, PAT testing for appliances and fixed electrical installation checks every five years.
- Insurance: Appropriate public liability insurance is a must – typically £5 million cover.
- Neighbour information: The council must be satisfied that neighbours have been consulted, particularly in flats or shared buildings.
- Energy efficiency: An EPC rating of E or above is required for most secondary lets.
It’s not just about ticking boxes. Failing to meet the safety and compliance standards can lead to rejected applications – or even the revocation of an existing licence.
How mySTAYINN Supports You
At mySTAYINN, we’ve been helping short-term let owners across Edinburgh navigate the new rules since the very beginning. Our compliance support includes:
- Pre-application guidance – including whether your property needs planning permission and how to prepare your documents
- Safety checks and contractor coordination – we arrange gas certificates, fire risk assessments and everything else you need to meet the legal requirements
- Application management – our in-house team prepares and submits your STL application on your behalf, ensuring nothing is missed
- Ongoing compliance – from annual certificate renewals to guest safety protocols, we help you stay on top of your obligations year-round
Of course, we also manage the parts of hosting that make it profitable – high-quality guest service, dynamic pricing, listings optimisation and full housekeeping. But for many landlords, the peace of mind around compliance is just as valuable.
How to Stay Competitive in a Regulated Market
With the number of short-term lets in Edinburgh now capped by licence availability and planning restrictions, the holiday let market is more competitive than ever. Guests expect professional standards – and councils expect hosts to deliver them.
That’s why styling, service and guest experience matter more than ever. Our Edinburgh property management team works closely with landlords to ensure properties not only meet compliance standards but feel like five-star stays.
From keyless check-in to hotel-grade linen and local guest communication, we help you earn glowing reviews – which drive higher occupancy and better returns.
If your property sits empty for weeks while you try to manage everything alone – compliance, bookings, housekeeping – you’re losing revenue. We’re here to solve that.
What if You’ve Missed the Licensing Deadline?
Some property owners are still unsure about their licensing status – or haven’t yet applied. If that’s you, don’t panic. The sooner you act, the better.
The council continues to accept new applications, but enforcement is becoming more targeted. We recommend speaking to our team right away. We’ll assess your eligibility, guide you through next steps, and support any retrospective applications or appeals if needed.
Final Thoughts
Edinburgh’s short-term let licensing system is here to stay – and in 2025, compliance is no longer optional. But with the right support, it’s perfectly possible to run a legal, profitable and guest-friendly holiday let in the Scottish capital.
At mySTAYINN, we believe in doing things properly – and making hosting hassle-free. Whether you’ve just bought your first flat or you’re running a portfolio of properties, our Edinburgh team is ready to help.
If you want to take the stress out of STL compliance – and unlock the full potential of your Edinburgh property – get in touch today.
