By the Unity Stays directors, Marcus Chong & Gadir Al-Khatib · Last updated 12 August 2026
In short: In Scotland yes — every short-term let needs a council licence, and letting without one is a criminal offence; Northern Ireland requires Tourism NI certification before you advertise. England has no national licence yet, though a registration scheme has been legislated for, and Wales has legislated for its own licensing scheme, so check your council's local requirements.
Scotland — a licence, every time
Every short-term let in Scotland requires a licence from the local council. This has been the law since 2023 and it applies to whole properties, rooms in your own home, and both urban and rural lets.
Applications take time and cost money, the fee varies by council and property size, and the licence carries mandatory conditions covering safety, insurance and management standards.
Some councils also operate control areas, where converting a whole property to short-term letting needs planning permission as well as the licence. Edinburgh is the best-known example.
Letting without a licence is a criminal offence. This is the most common reason a Scottish plan fails, and it is checkable before you buy.
Northern Ireland — certification from Tourism NI
All tourist accommodation in Northern Ireland must be certified by Tourism NI before it can be advertised or let, and that includes self-catering short lets.
Certification involves an inspection covering safety, facilities and fire precautions, and results in a certificate number. Advertising uncertified accommodation is an offence, and the booking platforms increasingly ask for the number at listing stage.
Treat it as a gate to pass before committing, not paperwork to sort out later.
England — no national licence yet, but check locally
There is currently no national short-term let licence in England. A registration scheme has been legislated for and is expected to follow; registration is not the same as licensing and would not replace planning requirements.
Locally the picture is more varied. Councils operate additional and selective licensing schemes with their own definitions, and while these are usually aimed at HMOs and the private rented sector rather than short lets, definitions differ and some catch more than you would expect.
Separately, an Article 4 direction can remove permitted development rights in a defined area, and Greater London applies its own 90-night annual limit before planning permission is needed.
Wales — its own regime, and its own thresholds
Wales has legislated for a statutory licensing scheme and the position continues to move. Alongside it, Welsh councils hold council tax premium powers on second homes and under-used property that go considerably further than in England, and some apply very large uplifts.
Wales also sets much higher thresholds for a property to be rated as self-catering rather than charged council tax: available to let 252 days and actually let 182 days in the previous year. Missing the letting threshold moves a property back to council tax, potentially with a premium on top.
Our rates guide covers the thresholds and why they matter to a Welsh plan.
What licensing is not
A licence is not planning permission, and having one does not mean the use is permitted. It is also not a substitute for the lease and mortgage consents, which are private contractual matters the council has no view on.
Nor does it cover fire safety. A short let sits under fire safety law that does not apply to an ordinary tenancy, and a written fire risk assessment is needed regardless of whether a licence is. Our compliance guide covers that.
The practical rule: licence, planning, lease, lender and fire safety are five separate checks, and passing one tells you nothing about the others.
A plain summary of licensing regimes, not legal advice. Requirements change and vary by local authority. Confirm the position for your address with the council before letting.