HMO licensing in Edinburgh

Which licences a rented house needs in Edinburgh, and where. Scotland. Checked 7 September 2026.

Mandatory HMO licensing only in Edinburgh.

Every HMO needs a licence: 3 or more unrelated people sharing. There is no mandatory/additional split.

Scotland: all HMOs of 3+ unrelated persons need a licence

Planning policy on HMOs

Guidance for Businesses (January 2024): a material change of use to HMO occurs when more than 5 unrelated people share a house or flat; all HMO planning applications are assessed under LDP Policy Hou 7 Inappropriate Uses in Residential Areas.

Council HMO page · Council Article 4 page

Check an exact postcode for Article 4

Is a postcode inside an HMO Article 4 area?

See this on every listing.Kerbio puts the Article 4 answer, licensing, the council's HMO register and sold prices on the Rightmove, Zoopla or OnTheMarket page itself. Free for 7 days, then £39 a month.

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Sources: Edinburgh council, gov.uk HMO licensing. Schemes change; confirm with the council before you offer.