Our September CEO Surgery (22nd September 2025) brought members together in a closed, unrecorded session with CEO Fiona Campbell MBE and ASSC Directors Paul Philips and Ralph Averbuch. These surgeries are a core member benefit, offering a safe space for candid discussion, real-time updates, and direct engagement with the team to support members and drive change for Scotland’s self-catering sector.
“The last few months have been some of the most complex in memory. Regulations are shifting rapidly, consultations are running simultaneously, and the burden on small operators is heavier than ever. Yet, at the same time, we are achieving real wins, shaping policy, and making sure that the voice of self-catering in Scotland is heard at the highest levels of government.” Fiona Campbell MBE
The session provided members with an overview of what is happening across the sector, alongside a reminder of key upcoming dates, including Agency Connect, the Regional Gathering in Stirling (November 3rd), and the importance of continuing to complete our vital surveys. Fiona expressed her thanks to members for their ongoing input, which directly strengthens ASSC’s advocacy work.
Following the update, members were invited to contribute their questions. More than 60 members took part in the surgery, with several raising thoughtful points on issues including the Visitor Levy and STL Regulations. This open dialogue is at the core of the CEO Surgeries, ensuring members’ voices are heard and actively shape our work.
Key Highlights
Visitor Levy
- Consultations are live across Scotland, with results showing strong opposition in areas such as Argyll & Bute, where 90% of businesses rejected the levy.
- ASSC has worked closely with the Scottish Tourism Alliance (STA), VisitScotland and the Scottish Government to produce national FAQs – written in plain English, released shortly on VisitScotland.org.
- Our proposal for a fairer flat-rate model was ruled out of scope in the Housing Bill, but Ministers have since acknowledged its strength and are now considering giving councils greater flexibility to adopt fairer approaches, including the ability to adopt a flat-rate or tiered flat-rate model. This would represent a significant step forward in terms of fairness and simplicity.
- The picture across Scotland is already fragmented, with neighbouring councils pursuing very different approaches. This patchwork creates confusion and unfairness. ASSC continues to urge operators to engage in local consultations: “If our voices are not heard, councillors will make decisions without fully understanding the pressures businesses are already under.”
Short-Term Let Licensing & Planning
- Following years of lobbying, the ASSC has secured some important improvements in revised STL guidance, including clearer evidence lists for applications, explicit inclusion of unconventional accommodation such as yurts and pods, alignment with Fire Service guidance, and consistency on liability insurance requirements – and clarifications on objections, occupancy standards, and hot tub safety.
- Challenges remain substantial: ASSC’s latest survey on Multiple Licences revealed overwhelming support for “one premises, one licence” to end the unfair and inconsistent requirement for multiple licences on a single site.
- FOI requests show wide variation in fees, often far higher than guidance, with little evidence of genuine cost recovery. Concerns remain that licensing is being used as a revenue stream rather than a proportionate regulatory tool.
- Planning refusals remain at near-total levels (97%) in Edinburgh and East Lothian, amounting to a de facto ban. Ministers have now conceded a legal flaw in planning decision-making, strengthening ASSC’s long-held position that short-term lets are residential by nature, and should not be treated differently solely because of the duration of stay.
- The Cabinet Secretary has requested a formal response on licensing–planning interaction by 23 October, giving ASSC a critical opportunity to argue for reform.
Non-Domestic Rates
- A breakthrough has been secured: from 4 November to 5 December (2025), operators unfairly removed from the roll in 2023–24 will have the chance to resubmit evidence for reinstatement.
- Looking ahead, ASSC is challenging the proposed use of rental evidence for the 2026 revaluation, which is based on limited and unreliable data. A profit-based approach is being strongly advocated to better reflect ability to pay. Members are urged to respond to the consultation by 17 October.
Wider Advocacy
- Despite initial announcements, the new EV charging grant scheme appears to exclude self-catering businesses. ASSC is pressing urgently for clarity and inclusion.
- The Advocacy Fund remains central to this work, enabling rapid responses across legal, policy and communications fronts. It continues to be a vital member-supported resource for the sector. “Thank you to everyone who has contributed. Without your support, we could not respond as effectively as we do.”
Closing
These remain some of the most challenging times our sector has faced. Yet, with member support, ASSC is securing tangible wins: recognition of the need for a fairer Visitor Levy model, critical improvements in STL licensing guidance, a solution for unfairly removed ratepayers, and ongoing advocacy to ensure self-catering is not left behind.
The voice of Scotland’s self-catering sector is being heard – and it is stronger because of you.
Thank you to all who attended. Together, we are ensuring that self-catering not only survives but thrives as a vital part of Scotland’s economy, communities, and tourism offer.