Scotland has its own HMO licensing, landlord, tenancy, property-sale and purchase-tax systems. Do not apply an England-only checklist to a Scottish property.
The licensing threshold starts lower than England's mandatory scheme.
Occupiers must be from three or more families and share basic amenities.
The council sets the application evidence, fee and property conditions.
What changes in Scotland?
Three or more people from three or more families, occupying as their only or main residence and sharing facilities, can bring the property into HMO licensing.
Private landlords normally register with the council separately from the property's HMO licence.
A licence does not prove planning compliance. HMO use needs a separate material-change assessment by the planning authority.
Most newer private lets use Scotland's open-ended Private Residential Tenancy, not an English assured shorthold tenancy.
Most homes marketed in Scotland need a Home Report, subject to exemptions. Licensed HMO continuity also needs careful pre-completion planning.
Scotland uses Land and Buildings Transaction Tax. Additional Dwelling Supplement may apply to an investment purchase.
Licensing
Threshold, council process, planning, standards and sale continuity.
Read licensing guide 02Buying
The Scottish due-diligence pack to inspect before concluding missives.
Read buyer guide 03Selling & operating
Prepare the licence, tenancy, deposit and compliance records buyers expect.
Read seller guideOfficial Scottish guidance
Use the relevant council guidance for the property address because fees, evidence and local standards vary.
Important: General information only, checked on 1 September 2026. It is not legal, tax, planning, fire-safety or financial advice. Confirm the position with relevant Scottish local authority and qualified advisers before committing to a purchase, sale or letting.
