Edinburgh Visitor Levy · Quarterly Audit & Reporting · Live Now
The Edinburgh visitor levy?
Nothing to worry about.
Upload your booking export from any PMS. LevyReady audits every booking against Edinburgh's rules — for accuracy, completeness and integrity — and gets your quarterly return ready to submit in minutes.
Your official Council file and receipts are always produced in English.
Start here · choose your system
Where do your bookings live?
Pick your accommodation type, then your system — we’ll show you exactly what to export.
1
Select the period you are reviewing
Custom:
to
2Drop your PMS export here
Opera · Mews · Guestline · Rezlynx · any PMS · any format
CSV
XLSX
XLS
PDF
🔒 Processed in your browser — never uploaded to our servers
5%
levy on every eligible booking
20
audit checks on every booking
4×
quarterly returns per year
60s
from upload to Council-ready report
The compliance challenge
Every Edinburgh property must file a quarterly return. We make it accurate.
10,000+
Edinburgh accommodation providers affected by the new levy
5%
levy on every eligible booking — 5-night cap per room applies
4×
quarterly returns required every year — starting October 2026
24 Jul
date the Edinburgh Visitor Levy came into force — Q3 2026
How it works
From PMS export to Council return in under 60 seconds.
Your PMS calculated the levy. LevyReady checks it is right and produces the submission document.
1
Upload your PMS export
Drop your reservation export from Opera, Mews, Guestline, Rezlynx — any PMS. CSV, Excel or PDF, any column names.
Any format2
We audit it three ways
Accuracy: 20 checks on every booking — 5-night cap, rate base, £0-levy bookings, packages. Completeness: missing-booking & occupancy checks. Integrity: £0 evidence record + an independent self-check.
Accuracy · Completeness · Integrity3
You review & resolve
See the PMS figure, the correct figure and the difference. You resolve each one — the report generates only after your sign-off.
You stay in control4
Download & submit
The Council Excel plus a full audit trail, generated instantly. The exact figure to enter at visitorlevy.scot is shown clearly.
Audit trail included↑
Opera_Export_Q3.csv
1,072 bookings · 3 months
Reading your columns — dates, rate, room, guests…
- 5-night cap per room
- Rate base is VAT-exclusive
- £0-levy bookings flagged with evidence
- Package & meal rates split out
- Missing-booking & occupancy check
- Independent self-check
| Booking | PMS said | Correct | Difference |
|---|---|---|---|
| #4471 · 3 nts | £45.00 | £45.00 | ✓ matches |
| #4472 · 7 nts | £105.00 | £75.00 | −£30.00 over |
| #4488 · 2 nts | £30.00 | £30.00 | ✓ matches |
| #4490 · pkg | £0.00 | £20.00 | +£20.00 missed |
You review every difference — nothing files without your sign-off. Illustrative figures.
Council Excel
Master PDF
Revenue PDF
Deductions PDF
Cap PDF
£0 Record
Enter at visitorlevy.scot: £3,222
↓ Download all
What you receive
One upload.
Every document the Council expects.
Every document the Council expects.
Drop in your PMS export and LevyReady returns the exact file you submit — plus five supporting documents that prove every figure, broken down by month.
★ The file you submit
Council Excel — pre-filled, ready to submit
Your monthly figures dropped straight into Edinburgh Council's exact spreadsheet. No copy-paste, no reformatting — download it and upload to visitorlevy.scot.
100%
Council format
3
months broken out
0
manual edits
| Month | Revenue | Nights | Levy |
|---|---|---|---|
| Jul | £18,420 | 312 | £921 |
| Aug | £24,880 | 402 | £1,244 |
| Sep | £21,150 | 358 | £1,057 |
| Q3 | £64,450 | 1,072 | £3,222 |
Illustrative figures · all deductions filled in automatically
…and five supporting documents, generated automatically
Master.pdf
Full audit trail
Complete audit report
PMS accuracy94%
Levy due · Q3 2026£3,222
Revenue.pdf
Accommodation revenue
The revenue behind your return
July£18,420
August£24,880
September£21,150
Deductions.pdf
Advance-booking deductions
Pre-eligible deductions
Booked before 24 Jul 202617 bookings
Revenue removed−£1,240
Cap.pdf
Beyond-5-night deductions
Beyond the 5-night cap
Booking #4472 · 7 nightscapped at 5
Excess removed−£30
Zero-Levy-Record.pdf
£0 evidence
Every £0 levy — and why
Reasons loggedUnder-18 · Exempt · Same-day
Bookings evidenced12
Illustrative figures · all deductions filled in automatically
📄
Master PDF
Complete audit report
Every figure, every booking, your PMS-accuracy score and a plain-English summary.
Full audit trail
💷
Revenue PDF
The revenue behind your return
Every booking that makes up your accommodation revenue, month by month.
Accommodation revenue
📆
Deductions PDF
Pre-eligible deductions
Bookings made before the eligible date — verified, documented, Council-ready.
Advance-booking deductions
🕑
Cap PDF
Beyond the 5-night cap
Stays over 5 nights with the excess revenue removed, per Edinburgh's rules.
Beyond-5-night deductions
📋
£0 Levy Record
Every £0 levy — and why
Every booking you confirmed at £0 levy, with the reason you gave for each — your evidence for the Council's 5-year audit.
£0 evidence
Also included
Your PMS accuracy score
0%
2 discrepancies caught & fixed before you filed.
Illustrative — your real score comes from your own file.
How we verify it
Audited three ways.
20 accuracy checks on every booking — plus completeness & integrity across the whole return.
✓Rate & revenue base
✓5-night cap
✓£0-levy bookings
✓Package rates
✓Transitional rule
✓Missing-booking check
✓Occupancy completeness
✓£0 evidence record
✓Independent self-check
✓Anomaly detection
Pricing
Pay for the size you run.
Every property is priced by its size — a small B&B pays a fraction of a large hotel. Subscribe monthly, or file a single quarter as a one-off. No per-report fees, no setup cost.
Monthly
— /mo
Billed monthly · cancel anytime
Quarterly
— /qtr
Save 10% · auto every quarter
Annual
Best value
— /yr
2 months free
Any PMS export format
Full Edinburgh levy audit
PMS accuracy score
Council Excel, ready to submit
Five documents per report
Multiple properties, one account
An accountant charges £150–£250/hour. LevyReady processes a full quarterly audit in under 60 seconds.
Data privacy
Your guests' data stays yours.
We built LevyReady around one principle: your booking data never touches our servers.
🖥️
Processed in your browser
Your file is read on your device. Never uploaded to us. Close the tab and the data is gone.
🚫
Never stored on our servers
Your guest bookings never reach us. We store only your account and the summary figures on a return — never the bookings themselves.
✅
You confirm every figure
The report generates only after you review and confirm. Legal responsibility stays with you as operator.
🔐
UK GDPR compliant
Served over HTTPS. Booking data never reaches our servers. Privacy by design.
Step 2 · Get your file
Grab your Guestline export
Two files give the most accurate audit. Here’s exactly where they live in Rezlynx — and what they look like, so you know you’ve got the right one.
GGuestline · Rezlynx
- Open the Sales extractThe per-night ledger — one row per room, per meal, per levy line.Rezlynx → Reports → Revenue → Sales DataExtract
- Set the date range to your quartere.g. 24 Jul – 30 Sep. Export as CSV or Excel.
- Also grab the Guest ListAdds guest names + per-room dates for exact group caps.Rezlynx → Reports → Guest List
You’ll drop 2 files
1DataExtract · the money (required)
2GuestList · names & group dates (recommended)
File 1 the money · DataExtract
| Section | Code | ForDate | NettTotal | GrossTotal | BookRef | RoomPickID |
|---|---|---|---|---|---|---|
| Sales | ACCOM | 25/07/2026 | 112.50 | 135.00 | BHH14921 | 3 |
| Sales | RESTBFAST | 25/07/2026 | 9.17 | 11.00 | BHH14921 | 3 |
| Sales | TOURIST_TAX | 25/07/2026 | 5.63 | 6.75 | BHH14921 | 3 |
| Sales | ACCOM | 26/07/2026 | 120.00 | 144.00 | BHH14988 | 7 |
File 2 names & dates · GuestList
| BookRef | GuestName | Arrival | Departure | RoomID | RoomType |
|---|---|---|---|---|---|
| BHH14921 | K. Friel | 25/07/2026 | 27/07/2026 | 204 | DBL |
| BHH14988 | S. Dean | 26/07/2026 | 28/07/2026 | 108 | TWN |
| BHH15012 | A. Mackenzie | 27/07/2026 | 30/07/2026 | 311 | KING |
Columns we read
Ignored (meals, gross)
- Export the Financial Transactions journalYour money — one row per charge (room, meals, the levy). Export as CSV / text. A .zip is fine — we’ll open it for you.OPERA → Financials → Financial Transactions with Generates (or the finjrnlbytrans export)
- Set the date range to your quartere.g. 24 Jul – 30 Sep, by business date. OPERA usually only keeps about 25–35 days of transactions, so if part of your quarter is older, export it a month at a time (July, then August, then September) and drop every file — we stitch the months together and remove any overlap automatically, so nothing is missed or counted twice.
- Also export the Reservation Detail (B108)The bookings — gives each stay’s dates for the 5-night cap. Export as CSV / text, not PDF. Split monthly too if needed — drop them all.OPERA → Reports → Reservations → Reservation Detail (B108)
You’ll drop 2 files — or a pair per month for a full quarter
1Financial Transactions journal · the money (required) — one per month is fine
2Reservation Detail (B108) · the bookings & dates (required) — one per month is fine
File 1 the money · Financial Transactions
| TRX_CODE | BUSINESS_DATE | ROOM | GUEST_FULL_NAME | DEBIT |
|---|---|---|---|---|
| 10120 | 25-JUL-26 | 204 | Friel,K | 112.50 |
| 21110 | 25-JUL-26 | 204 | Friel,K | 9.17 |
| 6200 | 25-JUL-26 | 204 | Friel,K | 5.63 |
| 10205 | 26-JUL-26 | 108 | Dean,S | 120.00 |
File 2 the bookings · Reservation Detail (B108)
| CONFIRMATION_NO | ARRIVAL | DEPARTURE | ROOM_NO | RATE_CODE |
|---|---|---|---|---|
| 208328569 | 25/07/26 | 27/07/26 | 204 | BAR |
| 208886370 | 26/07/26 | 28/07/26 | 108 | ADV |
| 208635400 | 27/07/26 | 30/07/26 | 311 | CORP |
Columns we read (matched by room + night)
Ignored (meals, payments, VAT)
Export your bookings & levy
We read any export — CSV, Excel or PDF, any column names. From your system, run a reservations/revenue report that covers your quarter, and (if it’s separate) your visitor-levy / tourist-tax report.
- A booking reference, arrival & departure dates
- The room revenue — before food, VAT and extras
- The levy charged (if your system tracks it separately)
Drop whatever you have on the next screen — we’ll work out the columns and tell you if anything else is needed.
Step 3 · Add your files
Set up & drop your files
Confirm your property and the period you’re filing, then drop your export. We read everything on your device — nothing is sent anywhere.
Availability this quarter — Column G of the Council spreadsheet
What period are you reviewing?
Custom range:
to
Custom range — report labelled as Management Review, not for Council submission
Drop your files here
or choose files to browse — add as many as you like
Choose files
CSV · XLSX · XLS · processed on your device
Runs on your device · your guest data never leaves the browser
Step 3 of 4 · Detect, don’t interrogate
Here’s what we found
Confirm or fix — most of this is done. We read your columns by the numbers, not their names. Green is settled; an amber row is something only you can decide.
On your device · nothing sent anywhere
Your Edinburgh visitor levy audit results
Council submission figures
Columns I–Q of your Edinburgh City Council spreadsheet · broken down by month
Levy estimate
For internal planning only — not submitted to Council
PMS accuracy score
All bookings
Downloads
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🔒 Your guest booking data never leaves your browser — it’s processed on your device only.
Start your audit
Select the period you are reviewing and upload your PMS levy export.
Custom range:
to
Custom range — report labelled as Management Review, not for Council submission
Drop your PMS levy export here
CSV · Excel · PDF · Any PMS · Any column names
CSVXLSXXLSPDF
🔒 Processed in your browser — never stored on our servers
📄 Processing…
Auditing your file
Reading your PMS export
Reading file and detecting column layout
Identifying bookings, dates, rates and levy figures
Parsing bookings, dates, rates and rate codes
Running 20 audit checks on every booking
Comparing PMS figures against Edinburgh levy rules
Confirm your columns
We read your file with automatic detection. Check each levy field points at the right column — fix any that are wrong — then run the audit. Your file stays in your browser.
💡 Tip: upload confirmed / checked-out bookings only. If your export includes cancellations or no-shows, remove them first — otherwise they may be counted in the levy.
Fields marked * are required. Leave a field as "Not in my file" if your export doesn't include it.