Highland Holiday Let Licensing in 2025: The Clear Guide for Owners in Nairn and Inverness

Holiday let licensing in Inverness, Nairn and across the Highlands is not optional. Since Scotland introduced short term let regulations, every property in the Highland Council area must meet strict safety, planning and compliance standards.

Thistle Property Management specialises in helping Inverness and Nairn property owners stay compliant, avoid penalties and boost their income. We handle every part of the process, from paperwork and inspections to pricing strategy and bookings.

Why Holiday Let Licensing in Nairn and Inverness Matters

Licensing is designed to protect guests, ensure fairness and give councils oversight. In the Highland Council area, all holiday lets must be licensed. That includes cottages, apartments and private homes used for short-term accommodation. Letting without a licence is illegal.

Who Needs a Holiday Let Licence in the Highlands

• You must apply for a licence if you:

• Rent out a holiday cottage, cabin or lodge

• Offer a flat or apartment for short stays

• Let a room in your home on a B&B-style basis

Limited exemptions exist (for example, if a guest stays over 28 days or if you are already a licensed hotel), but most Highland holiday lets must be licensed.

Holiday Let Licensing Requirements for Inverness and Nairn Property Owners

You need to prove compliance in these areas:

Safety and Fire Protection Standards

• Gas Safety Certificate (if applicable)

• Electrical Installation Condition Report (EICR)

• Portable Appliance Testing (PAT) where required

• Interlinked smoke and heat alarms

• Fire risk assessment with recorded actions

Planning Permission for Inverness and Nairn Properties

Planning permission is often required for Highland holiday lets. This is especially true for Short-Term Let Control Areas or if your property is a new build.

Thistle checks your address against Highland Council policies before you invest time or money.

Insurance

You must hold building insurance and public liability cover. We recommend loss of income cover to safeguard future bookings.

Best Practice for Holiday Let Compliance

• Clear house rules and booking terms

• GDPR-compliant guest record keeping

• A detailed maintenance log

The Highland Council Holiday Let Application Process

1. Check eligibility and planning requirements

2. Prepare all documents (certificates, insurance, floor plans, photos)

3. Apply online through Highland Council’s portal

4. Pay the required fee (tiered by occupancy and property type)

5. Await inspection or decision (some properties require inspections)

6. Receive your licence (valid for three years)

Thistle handles this entire process for property owners in Nairn, Inverness and beyond.

Fees and Timescales for Highland Council Holiday Let Licensing

Highland Council has 28 days to 9 months to approve new licence applications.

Thistle ensures early submissions so you never miss peak season. We also track renewal dates and send reminders.

Risks of Operating Without a Licence in Inverness or Nairn

• Fines up to £2,500

• Forced property closure

• Difficulty getting a future licence

Don’t risk it. Partner with Thistle Property Management and stay legal.

How Thistle Helps Inverness and Nairn Owners Stay Compliant

We:

• Schedule safety inspections and create action plans

• Submit your application and manage renewals

• Handle guest communications and GDPR compliance

• Deliver high-quality photography and booking optimisation
  

Service Areas

We manage licensed holiday lets in Inverness, Nairn, the Moray Firth, Black Isle, Speyside and all surrounding Highland Council areas.

If you own a property in or near the Highlands, Thistle Property Management is your compliance partner.

FAQs: Holiday Let Licensing for Inverness and Nairn Owners