Short-Term Let Licensing Renewals Survey Report

This report presents findings from a survey of self-catering and short-term let operators across Scotland, examining their experiences of the licence renewal process. The research explores how renewal is being implemented in practice, with a focus on consistency across local authorities, proportionality of requirements, cost, and differences from the initial licensing process.

A total of 286 responses were received, with the dataset heavily weighted towards individual operators managing one or two properties. The findings therefore provide a strong insight into the experience of small-scale, owner-operated businesses, which make up the majority of Scotland’s self-catering sector.

Overall, the evidence indicates that renewal is frequently not operating as a simplified or streamlined process. Instead, it often mirrors the initial application in scope, with significant duplication, evolving requirements and variation between local authorities. This is contributing to increased administrative burden, financial pressure and uncertainty across the sector.

Summary

• Survey open 2^nd – 21^st April 2026
• Total respondents: 286
• The renewal process is still in its early stages, with delays and uncertainty evident and further impacts likely to emerge as more operators go through renewal
  • Just over half of respondents (55%) have engaged with the renewal process, with 34.5% having been granted a licence and a further 19.4% still awaiting a decision. A significant proportion (45%) have not yet reached the renewal stage, indicating that the findings reflect early experiences of the system.
• Responses are heavily concentrated in a small number of local authority areas
  • Highland – 34.97%
  • Argyll and Bute – 13.64%
  • Edinburgh City – 13.64%
• The dataset is overwhelmingly dominated by individual operators
• 80% if respondents operate 1–2 properties

Renewal is not a simplified process

• 44.53% say it is “about the same” as the initial application
• 18% say it is more complex

In practice, renewal often functions as a full reapplication rather than a streamlined process

Duplication and expanding requirements are widespread

• 89% required to resubmit public notices
• 84% safety certificates and 75% floor plans
• 52% have had to supply new documentation relating to evidence of planning  / Certificate of Lawfulness
• One in five respondents (20%) reported experiencing additional or unexpected charges associated with the renewal process.

Operators are frequently required to resubmit existing documentation and provide additional new evidence

The process is widely seen as disproportionate

• 57% say renewal is not proportionate

Key concerns include duplication, comparable costs to initial applications, and lack of simplification

Administrative burden, stress and financial strain are key impacts

• 81% report administrative burden
• 59% financial strain
• 28% considering exiting the sector

Operators highlight time pressure, rising costs, and significant stress, including:

“Stress and anxiety”
“Mental stress. Financial hardship.”
“Chaotic process from the onset.”

Confidence in consistency and fairness is low

• Only 8% believe approaches are consistent across local authorities
• Around two-thirds (66%) report low confidence in fairness and consistency

The system is widely perceived as fragmented and inconsistently applied

Planning is a major and growing pressure point

• 32% had planning raised at renewal
• 22% report new planning / CoL requirements

Planning is contributing to delays, additional costs and uncertainty

Clear evidence of sector impact

Operators report real behavioural change, including exiting the sector:

“I will not be renewing my licence. I have ceased trading owing to the costs involved”
“I will not be applying for a further licence as costs make it unviable”

Renewal requirements are affecting business viability and participation in the sector