Council Licensing Guide · Scotland

How Much Does a Short-Term Let Licence Cost in The Highland Council?

Application fees in The Highland Council run £320–£610, plus the safety certificates every Scottish short-term let needs. Confirm current fees on the official council page.

Licence valid 3 years Mandatory since Oct 2023

Licence fees

The Highland Council Fees

Fee band Application Renewal
Home sharing / home letting — 1 to 2 guests £320 £320
Home sharing / home letting — 3 to 6 guests £390 £390
Home sharing / home letting — 7 to 9 guests £460 £460
Home sharing / home letting — 10 or more guests £530 £530
Secondary letting — 1 to 2 guests £400 £400
Secondary letting — 3 to 6 guests £470 £470
Secondary letting — 7 to 9 guests £540 £540
Secondary letting — 10 or more guests £610 £610
Variation / change in circumstance £120 £120
Duplicate licence £20 £20

Fees are banded by let TYPE (home sharing/home letting vs secondary letting) and by number of guests (children under 2 excluded). Renewal fees are the SAME as first application fees — Highland's published schedule does not set a separate reduced renewal rate. A temporary licence costs 50% of the full licence fee. A variation or change in circumstance is £120. A duplicate licence is £20. Enforcement inspection charges (officer hourly rate) may apply if compliance issues arise.

Planning permission may also be required

Highland is PARTLY a designated control area — not the whole council. One control area is currently in force: Ward 20 Badenoch and Strathspey, designated 4 March 2024. Inside a control area, planning permission is ALWAYS required for the change of use of a dwellinghouse that is not the host's only or principal home to a short-term let (secondary letting), on top of the licence. It does NOT retrospectively change planning requirements for properties already operating as STLs before the control area came into force, and does not affect home sharing/home letting, second homes, empty homes or purpose-built holiday accommodation. Two further control areas — City of Inverness STLCA and Highland Rural STLCA — were proposed and went to public consultation (12 May to 23 June 2026); as of July 2026 responses are being analysed and neither is yet in force. Outside a designated control area, planning permission may still be required in some cases but is not automatic.

Before you apply

Documents You'll Need

  • Floor plan of the property (professional preferred; clear, to-scale hand-drawn accepted)
  • Site/location plan showing property boundaries (around 1:500 scale)
  • Electrical Installation Condition Report (EICR) dated within the last 5 years, where guests can access electrical fittings
  • Gas safety certificate from a Gas Safe registered engineer (if the property has a gas supply), renewed annually
  • Energy Performance Certificate (EPC), if required for the property
  • Portable Appliance Testing (PAT) report for moveable appliances accessible to guests
  • Proof of buildings insurance and public liability insurance in the host's/operator's name
  • Fire risk assessment (to be completed)
  • Legionella / water safety risk assessment (to be completed)
  • Fire safety checklist (completed within the application form)
  • Owner's declaration / permission if the applicant is not the owner
  • Evidence of planning permission if the property is in a designated Short Term Let Control Area

Safety certificates

Certificates Required

Your The Highland Council licence application must be backed by current safety certificates. These are jobs for a certified assessor, and getting them booked early is the most common thing that holds an application up.

ReferralFree. We'll pass your details to a local certified assessor who covers your area.

Get your licence certificates sorted

A short-term let licence in The Highland Council needs a set of safety certificates. Tell us about your property and we'll connect you with a local certified assessor for a no-obligation quote.

EICR (electrical safety, within 5 years)Gas safety certificate (if gas, annual)EPC (if required)PAT reportFire risk assessmentLegionella / water risk assessmentBuildings insurancePublic liability insurance

No obligation. Your details go only to a local assessor covering The Highland Council.

Local conditions

Key Rules in The Highland Council

  • Every short-term let in Highland must hold a licence — operating without one is a criminal offence.
  • Fees are banded by let type and guest numbers (children under 2 excluded) and are non-refundable.
  • Renewal is charged at the same rate as a first application; there is no reduced renewal fee.
  • In the Badenoch and Strathspey control area, secondary letting always needs planning permission as well as a licence.
  • Fire and carbon monoxide detection must be installed and working, and furniture/furnishings must meet fire safety regulations.
  • A full licence lasts 3 years; submit any renewal before the expiry date to keep operating while it is determined.

Apply through The Highland Council

Applications are made directly to the council. This guide is a summary — always check the official page for the current fee and conditions.

Typical processing time: Statutory maximum 12 months; realistically several months

Official council licensing page

Common questions

Frequently Asked Questions

How much does a short-term let licence cost in Highland?
It depends on the type of let and the number of guests. Home sharing or home letting ranges from £320 (1-2 guests) to £530 (10+ guests). Secondary letting (letting out a property that is not your main home) ranges from £400 (1-2 guests) to £610 (10+ guests). Children under 2 are not counted. Renewal is charged at the same rate as the original application.
Do I also need planning permission as well as a licence?
If your property is in a designated Short Term Let Control Area you may. Highland currently has one control area in force — Ward 20 Badenoch and Strathspey (since 4 March 2024) — where planning permission is always required for secondary letting (letting a dwelling that is not your only or principal home). Two further control areas, City of Inverness and Highland Rural, were consulted on in mid-2026 but are not yet in force. Outside a control area planning permission is not automatic but can still be required in some cases.
What documents do I need to supply with my application?
A floor plan and site plan, an EICR (electrical report within 5 years), a gas safety certificate if you have gas, PAT testing for appliances, an EPC if required, proof of buildings and public liability insurance, and a completed fire safety checklist. You also need to have a fire risk assessment and a legionella/water risk assessment in place. If you are not the owner you need an owner's declaration, and if you are in a control area you need evidence of planning permission.
How long does the licence last and how do I renew?
A full licence is normally granted for 3 years from the date of issue. To renew, submit a renewal application online (selecting 'Renewal of full licence') before your current licence expires. As long as you apply before the expiry date, your existing licence stays in effect while the renewal is being determined. Renewal costs the same as a first application.
How long does it take to get a decision?
The council does not publish a fixed turnaround, and applications can take several months. Legally a licensing authority may take up to 12 months to determine a short-term let application. Apply well ahead of when you need to operate, and for renewals apply before your current licence expires so you can keep letting in the meantime.
What is the difference between home letting and secondary letting for fees?
Home sharing/home letting is letting all or part of your own home (your principal residence). Secondary letting is letting out a separate property that is not your main home, such as a dedicated holiday flat. Secondary letting fees are higher at every guest band (for example £400 vs £320 for 1-2 guests), and only secondary letting triggers the planning-permission requirement inside a control area.

Short-Term Let Licences in Other Councils

Argyll and Bute Council Licence cost & rules Perth and Kinross Council Licence cost & rules The City of Edinburgh Council Licence cost & rules Aberdeen City Council Licence cost & rules Dundee City Council Licence cost & rules Aberdeenshire Council Licence cost & rules

See all Scottish council STL licence guides →

Council data last reviewed 2026-07. Fees and conditions are set by The Highland Council and can change — always confirm on the official council page before applying. This page is general information, not legal advice.