Two significant short-term let control areas have been approved for the Highlands, with councillors endorsing zones covering Inverness and a large rural area spanning Lochaber, Loch Ness, Lochalsh and the Isle of Skye. According to BBC News, the zones are scheduled to take effect from 1 April 2027. Within these designated areas, property owners seeking to convert residential homes into short-term holiday lets will be required to obtain planning permission, a measure designed to preserve housing stock for permanent residents, young families and workers.
The approval follows Scottish government endorsement on 26 October 2026 and a six-week public consultation period. Highland Council's consultation process received 202 responses for the Inverness City proposal and 608 for the Highland Rural area, with 84% of Inverness City respondents supporting the initiative compared with 72% for the Highland Rural zone. The local authority emphasised that the control areas represent a regulatory framework rather than an outright prohibition on short-term lets, and will not affect empty properties or purpose-built holiday accommodation.
Highland Council has previously identified specific challenges in different parts of the region. In Skye and Lochalsh, analysis showed that 13.6% of homes sold between 2019-2020 and 2023-2024 were subsequently converted into short-term lets. In Inverness city centre and certain streets, the council identified a pattern of residential flats being transformed into holiday accommodation, prompting local concern about the erosion of permanent housing availability.
This decision builds on earlier action by the authority. Highland Council introduced its first short-term let control area for Badenoch and Strathspey in 2024, establishing a precedent for managing the balance between tourism and housing needs across the region.
What do the zones cover?
The Inverness City short-term let control area encompasses the council wards of Inverness West, Inverness Central, Inverness Ness-side, Inverness Millburn and parts of Inverness South, including Westhill, Milton of Leys and Slackbuie.
The Highland Rural short-term let control area is considerably larger in geographic scope. This zone includes the wards of Lochaber, Wester Ross, Strathpeffer and Lochalsh, Sutherland, Skye and Raasay, Aird and Loch Ness and parts of Inverness South, including Tomatin and Daviot. The inclusion of Skye and Lochalsh reflects the council's concern about the concentration of property conversions in these popular tourism destinations.
Why are these zones being introduced?
Highland Council stated its intention to achieve a better balance between supporting tourism growth and protecting housing availability for local communities. Committee chairman Ken Gowans said:
STLCAs will help us strike a better balance between supporting tourism growth and protecting much-needed housing for local people. The introduction of STLCAs is not about stopping short-term lets, but about ensuring the future conversion of residential homes to short-term lets are properly considered through the planning system.
The council has previously reported that certain parts of the Highlands experience strong demand from buyers based outside the region, with a significant proportion of newly purchased or newly built properties subsequently being converted into short-term holiday lets rather than remaining as permanent homes. This pattern has raised concerns about housing availability and affordability for people seeking to live and work in the area.
What has the response been?
The Association of Scotland's Self-Caters has previously expressed reservations about control zones, arguing that alternative approaches would be more effective in increasing the availability of homes for permanent residents. The organisation has suggested that other policy mechanisms might achieve housing goals without restricting the short-term let sector.
The consultation responses, however, indicated substantial public support for the measures, particularly in Inverness where support exceeded 80% among respondents. The Highland Rural area, despite covering a larger and more diverse geographic region, still achieved 72% support among those who participated in the consultation process.
What happens next?
Highland Council will publish a statutory notice confirming the areas' commencement, with the approved start date set for 1 April 2027. From that date, property owners in both zones wishing to change the use of residential properties into short-term holiday lets will need to apply for planning permission and demonstrate that such conversion is appropriate for their location.
Key Facts
- Two short-term let control areas approved for Inverness City and Highland Rural, effective from 1 April 2027
- Planning permission will be required to convert residential properties into short-term holiday lets within the zones
- In Skye and Lochalsh, 13.6% of homes sold between 2019-2020 and 2023-2024 became short-term lets
- Consultation support reached 84% in Inverness City and 72% in Highland Rural
- The measure follows Highland Council's 2024 introduction of a control area in Badenoch and Strathspey
