Holiday let rules in the Scottish Highlands
From Skye to the Cairngorms, Highland holiday lets need a licence, and parts of the region now need planning permission too.
Checked against official sources on 26 Sept 2026. This is general information, not legal advice.
What's specific to the Scottish Highlands
Badenoch and Strathspey control area
Badenoch and Strathspey, which includes Aviemore, is a short-term let control area, so a secondary let there needs planning permission. The Highland Council is considering further control areas for Inverness and rural Highland.
Second homes council tax
Since April 2026 Scottish councils can charge more than double council tax on second homes, and Highland charges a 200% premium. Qualifying for non-domestic rates (140/70 nights) avoids it.
Private water supplies
Many rural lets are on a private water supply. If yours is, your licence needs the supporting paperwork, and the supply is regulated when you let the property.
What applies across Scotland
A short-term let licence is compulsory
Every short-term let in Scotland needs a licence from the council before taking bookings. The licence conditions cover gas, electrical and PAT testing, interlinked alarms, legionella, an EPC, a fire risk assessment, fire-safe furniture, buildings and public liability insurance, and a maximum occupancy. Your licence number must be in every listing.
Non-domestic rates: the 140/70 rule
A self-catering property is on the non-domestic rates roll only if it was available for 140 nights and actually let for 70 nights in the financial year. Otherwise it pays council tax, and since April 2026 councils can charge more than double on second homes.
Read the guidemygov.scot: non-domestic rates for short-term lets
Visitor levies are arriving
Edinburgh charges 5% on the first 5 nights from 24 July 2026. Glasgow, Aberdeen, Stirling and West Dunbartonshire follow in 2027, and more councils are consulting.
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