Thinking of buying a flat to let out to visitors? In Edinburgh, check the planning position before you offer.
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The whole city is a control area
The council says the whole City of Edinburgh Council area is a short-term let control area, the first in Scotland, designated under section 26B of the Town and Country Planning (Scotland) Act 1997. It came into effect on 5 September 2022.
What that means
- Since 5 September 2022, using a dwelling that isn't someone's principal home as a short-term let is a material change of use that needs planning permission.
- Planning permission isn't normally needed for home sharing, or for home letting: letting your own principal home while you're away, for example on holiday.
- If a flat was already used as a short-term let before the control area, it may or may not have needed permission. A certificate of lawfulness can confirm the lawful use.
- Separately, short-term lets in Scotland need a licence; the council says all short-term lets had to be licensed by July 2024.
What to ask before buying
- If the flat is marketed as a short-term let, does it have planning permission or a certificate of lawfulness, and a licence?
- Do the title deeds restrict the use of the flat?
For full details, read the council's short-term lets planning page.
Not legal advice. This is a plain-English summary of official sources to help you know what to ask. Every property is different, so check the details with your solicitor, surveyor or the council before you rely on it.
Related
Buying a flat in Edinburgh: the checklist · Offers and missives · Conservation areas for buyers · Browse postcode areas · Search a street
Sources (checked 2026-11-06): Council: short-term let control area · Council: short-term lets planning. Summaries are our wording; the council's pages are authoritative.