Council tax in Edinburgh and the Lothians, 2026-27

Who pays council tax in a rented home in Scotland?

The tenant, from the day they move in, and in their own name. Tell the council the date of entry so the bill starts with you and the last occupier's stops. Between tenancies the owner is liable, so a landlord pays for an empty property, subject to the exemption below.

Is water included in the bill?

Yes. Scottish Water sets a water charge and a waste water charge for each band, the same in every council area in Scotland, and the council collects both with the council tax. There is no separate water bill and nothing to set up. For 2026-27 a band D home pays £301.95 for water and £350.37 for waste water, £652.32 together.

How do I find out which band a home is in?

Every band is public. Search the address on the Scottish Assessors' portal at saa.gov.uk. Bands rest on what the home was worth on 1 April 1991, from band A at up to £27,000 to band H at over £212,000, so a new home is banded against 1991 values rather than its price today. Our listings show the band beside the EPC, and for a sale the Home Report's property questionnaire states it.

What does an empty property pay?

An unfurnished home with nobody living in it is exempt for up to six months. After that the discount, if any, is the council's decision, and a home empty for more than a year can be charged double. For a property under our Full Management we notify the council at every change of tenancy, so the exemption is claimed and the bill moves to the right name on the right day.

How much did council tax rise this year?

Edinburgh raised council tax by 4% for 2026-27, Midlothian by 9%, East Lothian by 7.5% and West Lothian by 7.4%. Scottish Water's charges rose as well, so the change in the whole bill is not the same as the council's percentage.

When do the figures change?

On 1 April. Each council sets its rate for the year ahead at its budget meeting in February or March, and Scottish Water publishes its charges around the same time. This page carries the 2026-27 figures, checked on 7 September 2026, and the next year's replace them when the councils publish.

Can it be paid monthly, and who gets a discount?

Councils collect council tax in ten monthly instalments from April, or twelve if you ask. An adult living alone pays 25% less. A home where everyone is a full-time student is exempt. Council Tax Reduction cuts the bill for a low income and can take up to 35% off the water charges too. All of these are claimed from the council; none is applied on its own.

This page reproduces the councils’ and Scottish Water’s published charges for 2026-27. It is not advice on your bill. Discounts, exemptions and Council Tax Reduction are decided by the council, which is also where to query a band or a bill. If you would like us to talk it through against a particular property, call +44 131 381 3500.