---
title: "Commercial Mortgage for Boarding Kennels"
description: "Commercial mortgages for boarding kennels and catteries: how lenders value licensed businesses, star-rated licences, planning and the regulated boundary."
url: "https://mortgagelane.com/mortgages/boarding-kennels-mortgages"
site: "Mortgage Lane"
collection: "mortgages"
date: "2026-09-11"
author: "Joseph Lane"
category: "Mortgages"
reviewed: "2026-10-01"
reading_time: "18 min"
byline: "Joseph Lane"
author_credentials: "CeMAP · FCA authorised firm"
language: "en-GB"
robots: "index,follow"
---

# Commercial Mortgage for Boarding Kennels

Commercial mortgages for boarding kennels and catteries: how lenders value licensed businesses, star-rated licences, planning and the regulated boundary.

Commercial mortgages for boarding kennels and catteries: how lenders value licensed businesses, star-rated licences, planning and the regulated boundary.

[Commercial mortgage](https://mortgagelane.com/definitions?term=commercial-mortgage)

Commercial

An asset-backed loan secured against commercial, semi-commercial or large-scale investment property, assessed on income sustainability, asset risk and valuation methodology rather than personal affordability alone.

[Read the full definition of Commercial mortgage](https://mortgagelane.com/definitions?term=commercial-mortgage)

## Expert advice on Commercial Mortgage for Boarding Kennels

Speak to a Mortgage Lane adviser about your options.

## In short

A commercial mortgage for boarding kennels is a business mortgage secured on a licensed dog or cat boarding establishment, assessed on the business's maintainable trading profit, its animal activities licence and planning position, and the property itself.

## What is a commercial mortgage for boarding kennels?

**A boarding kennels mortgage is lent on the business as well as the buildings, so the lender reads the licence, the planning consent and the accounts together.** Underwriting covers the capacity (the number of kennels or pens), occupancy and daily rates from the accounts, the licence and its star rating, the planning consent for the use, the noise and neighbour position, and the exit as a [going concern](https://mortgagelane.com/definitions#def-going-concern-valuation). Where an individual (or trustees) borrows and at least 40% of the property is used, or intended to be used, as or in connection with a dwelling by the borrower or a close family member (the statutory test in [article 61 of the Regulated Activities Order](https://www.legislation.gov.uk/uksi/2001/544/article/61)), the loan is a [regulated mortgage](https://mortgagelane.com/definitions#def-regulated-mortgage) under the Financial Conduct Authority's [MCOB](https://www.handbook.fca.org.uk/handbook/MCOB/) rules. Otherwise, including where a limited company borrows, it is unregulated commercial lending.

The licensing framework is statutory. In England, providing boarding for cats or dogs in the course of a business (kennels, catteries, home boarding and day care) is a licensable activity under the [Animal Welfare (Licensing of Activities Involving Animals) (England) Regulations 2018](https://www.legislation.gov.uk/uksi/2018/486/contents). The local council issues the licence ([gov.uk](https://www.gov.uk/guidance/boarding-for-cats-or-dogs-licence-england)), inspects against the welfare standards and gives a star rating from one to five, based on the inspection and the operator's compliance history. The rating sets whether the licence runs for one, two or three years, and lenders use it as shorthand for compliance risk.

## Boarding kennels mortgage rates

**Boarding kennels mortgage pricing follows commercial lending: a margin over [Bank Rate](https://mortgagelane.com/definitions#def-bank-rate) or a fixed-rate equivalent.** The margin moves with the [loan-to-value (LTV)](https://mortgagelane.com/definitions#def-loan-to-value), trading strength, the licence rating, the planning position and whether the owner runs the business. Arrangement, valuation (on going-concern and [vacant-possession](https://mortgagelane.com/definitions#def-vacant-possession) bases) and legal fees also apply. The [commercial mortgage guide](https://mortgagelane.com/guides/commercial-mortgage-guide) sets out the full structure.

If you are buying or refinancing kennels or a cattery, send the accounts, the licence and the planning decision when you get in touch: they are the three documents lenders read first.

## Boarding kennels mortgage criteria

**The criteria below come from the boarding kennels and cattery cases we arrange. Each lender sets its own figures, so use them as a guide to what to expect; none of this is an offer of finance.** How much you can borrow depends on how much of the property is the business. In our experience, where more than 60% of the property is commercial the maximum is about 75% loan-to-value, and where the commercial element is 60% or less lending can reach up to 90%. The minimum deposit is therefore 10%, rising to 25% or more on a mainly commercial property. That 60% commercial line is the statutory regulated boundary seen from the other side: where the owner's dwelling forms at least 40% of the property (counting land used with it) and an individual borrows, the loan is regulated. On the commercial cases we arrange, terms run from 15 to 40 years and interest only is available. Where a limited company borrows, a lender may ask for a [personal guarantee](https://mortgagelane.com/definitions#def-personal-guarantee) at a level it sets. All lending is subject to status, valuation and lender criteria.

## Boarding kennels mortgage criteria

*Boarding kennels mortgage criteria*

| Criterion | Value |
| --- | --- |
| Purpose | Purchase of a trading business, refinance, or capital raising for additional kennels, facilities or accommodation |
| Maximum LTV | In our experience: up to 75% where more than 60% of the property is commercial; up to 90% where the commercial element is 60% or less. Land-led and start-up cases are lent on property value at each lender's own ceiling |
| Deposit | Minimum 10% on the cases we arrange (where up to 90% applies); 25% or more where the 75% ceiling applies; fees are on top |
| Valuation basis | Going concern (maintainable profit capitalised) where accounts exist; the vacant-possession value of land, buildings and dwelling is the floor, and the basis for new or unproven businesses |
| Affordability | Debt service coverage on maintainable EBITDA, with the owner's drawings normalised, at a ratio each lender sets; the calculator on this page tests 1.25 times as an illustration |
| Trading history | Trading accounts for a going-concern valuation (each lender sets how many years); projections and a business plan for start-ups, which are funded on property value |
| Licence | Current animal activities licence for the boarding activity; the star rating, licence length, conditions and any inspection actions are reviewed |
| Planning | Planning permission for the kennels use (usually sui generis) and for the owner's accommodation; conditions on numbers, hours and noise reviewed |
| Noise and neighbours | Acoustic assessment or enforcement history where relevant; a history of complaints affects the valuation |
| Owner's accommodation | Regulated mortgage where an individual or trustees borrow and at least 40% of the property is used as a dwelling by the borrower or a close family member (the statutory test); unregulated commercial lending otherwise |
| Experience | Preferred; first-time operators considered with animal-care or business experience, retained staff and a business plan |
| Term | 15 to 40 years on the commercial cases we arrange; regulated cases follow residential terms |
| Repayment type | Capital repayment or interest only; interest only is available on the cases we arrange, subject to a repayment strategy and lender criteria |
| Security | First charge; debenture for company borrowers; where a limited company borrows, a lender may require a personal guarantee at a level it sets |

## Types of kennels business, and how each is mortgaged

**Lenders sort boarding businesses by what they board, where, and under which licence and planning consent, because each has a different income profile and compliance load.**

### Boarding kennels

Purpose-built dog boarding kennels have individual kennels with runs, heated and ventilated to meet the licence conditions. They trade on nightly rates, and demand tends to peak around school holidays and Christmas. Lenders check capacity against the licence, occupancy across the year, the rates charged, the condition of the kennel buildings against the welfare standards, and the accounts. Noise is the planning issue that shapes value: kennels close to neighbours carry a risk of enforcement action, which the valuer prices.

### Boarding catteries

Cattery pens are smaller and quieter than kennels and raise fewer planning concerns. They cost less to build per unit, and demand is steadier through the year. Catteries are often run alongside a home on a smaller plot, so lenders use the same licence-and-accounts approach but look more closely at the regulated boundary, because the owner's house is frequently the larger part of the property.

### Combined kennels and cattery

Kennels and a cattery combined on one site spread demand across dogs and cats and share facilities, staff and the licence inspection. Lenders treat the site as one business, value the combined maintainable profit and read the licence conditions for each activity.

### Dog day care, home boarding and grooming

Dog day care and home boarding are also licensable under the 2018 regulations. They are often run from a home or a converted commercial unit, with grooming, training and retail added. Day care run from a commercial unit is funded on commercial or semi-commercial terms, with the trade supporting affordability. Run from a home, it sits on a residential mortgage, and the lender's consent to the business use is required. Lenders assess each income stream separately.

### Kennels with the owner's house

Where kennels come with the owner's home on site, the split between home and business decides the route. If an individual borrows and at least 40% of the property is used as a dwelling, the mortgage is regulated under MCOB and assessed on the borrower's income, with the kennels trade counted as self-employed income. Otherwise the loan is unregulated commercial lending on the business. Lenders also check that the dwelling has planning consent for permanent residential use, and a manager's flat tied to the kennels by an [occupancy condition](https://mortgagelane.com/definitions#def-occupancy-restriction) carries a restriction the valuer must reflect.

### Breeding, training and working kennels

Dog breeding is licensed separately: under the 2018 regulations a licence is needed to breed three or more litters of puppies in any 12-month period (unless none of the puppies is sold), or to breed dogs while advertising a business of selling them. Training and working kennels (gundog, security, greyhound) earn different income again. Lenders assess each licensed activity separately and treat breeding income cautiously; the property is funded on its buildings and land, with the trades supporting affordability.

### Kennels on agricultural land and farm diversification

Kennels or a cattery added to a farm or smallholding are funded on the farm's rural or agricultural lending, with the diversification income in the affordability assessment, or on commercial kennels terms once the boarding business dominates. Underwriting turns on planning for the change of use from agriculture, the licence and any agricultural tenancy. The farm lending position is covered on [rural mortgages](https://mortgagelane.com/specialists/rural-mortgages), [smallholding mortgages](https://mortgagelane.com/insights/smallholding-mortgages) and [agricultural bridging loans](https://mortgagelane.com/insights/agricultural-bridging-loan).

Get in touch with the accounts, the licence and the planning decision for the business you are buying, or with the farm accounts and the diversification plan for kennels on a farm.

## How a boarding kennels mortgage is arranged

1. Documents and classification: we gather the accounts, the animal activities licence with its star rating and conditions, the last inspection report, the planning decision and conditions, the capacity schedule and the owner's accommodation position, and establish from the residential proportion whether the loan is regulated.
2. Lender match and valuation: the case goes to lenders that fund animal boarding businesses, and a specialist valuer reports on going-concern and vacant-possession bases, tested against the licence's permitted capacity and the planning consent.
3. Underwriting and offer: the lender assesses maintainable [EBITDA](https://mortgagelane.com/definitions#def-ebitda), [debt service coverage](https://mortgagelane.com/definitions#def-debt-service-coverage-ratio), seasonality, licence compliance and the operator's experience. Conditions may attach to licence renewal or to facility works flagged at inspection.
4. Legal work and completion: the solicitors review the title, planning, the new operator's licence application, staff transfer and any tied-occupancy conditions, and the purchase completes. Licences are issued to the operator, so the buyer applies for their own licence before trading.

Animal activities licences are issued to the operator, and the 2018 regulations make no provision for passing one to a buyer, so a new owner needs their own licence, after a fresh council inspection, before trading.

## How kennels are valued and underwritten

**To a lender, kennels are worth the profit their licence and planning consent allow them to make: capacity times occupancy times rate, less the cost of running to the welfare standards, capitalised as a going concern.**

1. The licence sets the capacity. The animal activities licence states the activity, the maximum number of animals and conditions drawn from the statutory welfare guidance. The star rating reflects the inspection score and the compliance history and sets the licence length. A valuer notes a five-star, three-year licence as a compliance strength; a one-star, one-year licence with improvement actions is a cost and a risk. Income above the licensed capacity is not maintainable income.
2. Planning sets the use. Kennels are usually a [sui generis](https://mortgagelane.com/definitions#def-sui-generis) planning use, and consents often carry conditions on animal numbers, operating hours, outdoor exercise and noise. A history of council enforcement, an acoustic assessment showing neighbour exposure, or tight conditions all affect the valuer's view of the trade the site can sustain. Planning for the owner's dwelling is checked separately, because a tied or temporary consent restricts who can live there.
3. A kennels business is valued as a going concern or on its bricks and land. Where the business has trading accounts (each lender sets how many years it needs), the valuer works out maintainable EBITDA: boarding, day care, grooming, retail and any breeding or training income, less staffing, feed, veterinary, utility, insurance and licence costs, with the owner's drawings normalised to a manager's salary. That profit is capitalised at a multiple reflecting scale, rating, location and the neighbour position. The vacant-possession value of the kennel buildings, land and dwelling is the floor, and lenders lend against the going-concern figure only where the trade is licensed, consented and evidenced.
4. Kennel occupancy tends to peak in school holidays and at Christmas and to fall in term time, while catteries run steadier. Lenders test debt service coverage on annual EBITDA against a stressed annual payment, at a ratio each lender sets, and read the occupancy profile for working capital and for the risk in a business that relies on a few peak weeks.
5. Licences are issued to the operator, and the 2018 regulations make no provision for transferring one on a sale, so a buyer needs their own licence before trading. The council inspects the premises afresh and looks at the buyer's competence. Lenders want to see animal-care and business experience, or retained staff and a manager where the buyer's own experience is thin. First-time operators can be funded on a credible plan, at a lower loan-to-value.
6. The 40% dwelling test set out at the top of this page decides whether the loan is a regulated mortgage under MCOB, assessed on the borrower's income with the kennels trade as self-employed income from the accounts, or unregulated commercial lending on the business. On the cases we arrange, lending reaches up to 90% LTV where the commercial element is 60% or less and up to 75% above that. The route decides the lenders, the products and the protections, so it is settled before the application.
7. The appraisal allows for business rates on the kennels (assessed by the Valuation Office Agency, with the owner's dwelling paying council tax), licence and inspection fees, public liability and animal insurance, veterinary cover, staffing at the levels the welfare standards require, and the capital cost of keeping the buildings to the licensing guidance, such as heating, ventilation, drainage and isolation facilities.

Before an application, a buyer gathers the accounts, occupancy records and inspection reports, settles whether the loan is regulated or commercial and, where experience is thin, prepares an operator plan. Setting out the licence and planning position ahead of the accounts shows the lender what the business is permitted to do and helps match the case to a lender whose appetite matches its scale.

For related reading, the [commercial mortgage guide](https://mortgagelane.com/guides/commercial-mortgage-guide) covers going-concern valuation and owner-occupier lending, and [care home mortgages](https://mortgagelane.com/insights/carehome-mortgages) covers lending to regulated operators, which kennels lending mirrors.

## More kennels and business-property topics

- [2026](https://mortgagelane.com/guides/commercial-mortgage-guide)Guide[Commercial Mortgage Guide](https://mortgagelane.com/guides/commercial-mortgage-guide)A commercial mortgage guide: how much you can borrow, stress testing and DSCR, the four valuation methods, environmental and EPC underwriting, VAT and stamp duty, and the lending parameters for each sector.[Read more about Commercial Mortgage Guide](https://mortgagelane.com/guides/commercial-mortgage-guide)
- [2026](https://mortgagelane.com/guides/commercial-mortgage-guide/guides-commercial-mortgage-guide-details)Guide[Commercial Mortgage Guide: detailed guide](https://mortgagelane.com/guides/commercial-mortgage-guide/guides-commercial-mortgage-guide-details)Detailed explanations and criteria for Commercial Mortgage Guide.[Read more about Commercial Mortgage Guide: detailed guide](https://mortgagelane.com/guides/commercial-mortgage-guide/guides-commercial-mortgage-guide-details)
- [2026](https://mortgagelane.com/mortgages/semi-commercial-mortgage)Mortgage[Semi Commercial Mortgages](https://mortgagelane.com/mortgages/semi-commercial-mortgage)We provide Semi Commercial mortgage solutions for business owners and investors, including high street and leisure mixed use properties.[Read more about Semi Commercial Mortgages](https://mortgagelane.com/mortgages/semi-commercial-mortgage)

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## Frequently asked questions about commercial mortgage for boarding kennels

**Q: Can you get a commercial mortgage on boarding kennels?**

faq-id: can-you-get-a-commercial-mortgage-on-boarding-kennels

Yes. Lenders that fund licensed trading businesses offer commercial mortgages on boarding kennels. They assess the kennels' maintainable profit, the animal activities licence, the planning consent and the property itself. Kennels without a current licence or planning consent for the use are funded on the value of the land and buildings rather than as a business.

**Q: What licence do boarding kennels need?**

faq-id: what-licence-do-boarding-kennels-need

Boarding kennels in England need an animal activities licence from the local council under the Animal Welfare (Licensing of Activities Involving Animals) (England) Regulations 2018. The same licensable activity covers boarding cats, boarding dogs in kennels, home boarding and dog day care. The licence is inspected against the welfare standards and issued with a star rating from one to five.

**Q: What is the star rating on a kennels licence?**

faq-id: what-is-the-star-rating-on-a-kennels-licence

The council gives each licence a star rating from one to five, based on the inspection against the welfare standards and the operator's compliance history. The rating determines whether the licence runs for one, two or three years. Lenders read it as a sign of how well the business complies and of the risk at licence renewal.

**Q: How are boarding kennels valued for a mortgage?**

faq-id: how-are-boarding-kennels-valued-for-a-mortgage

Where the business has trading accounts (each lender sets how many years it needs), boarding kennels are valued as a going concern: the maintainable profit from the licensed capacity, occupancy and rates, capitalised at a multiple. The vacant-possession value of the kennel buildings, land and dwelling is the floor, and income above the licensed capacity is not capitalised.

**Q: Do boarding kennels need planning permission?**

faq-id: do-boarding-kennels-need-planning-permission

Yes. Boarding kennels need planning permission for the use, which is usually classed as sui generis, and consents often carry conditions on animal numbers, operating hours, exercise areas and noise. The owner's accommodation needs its own residential consent, and a tied or temporary consent on the dwelling restricts who can live there.

**Q: Can I buy boarding kennels with no experience?**

faq-id: can-i-buy-boarding-kennels-with-no-experience

Yes, through lenders that accept first-time operators who have an animal-care or business background and a credible plan, usually at a lower loan-to-value. The council looks at the buyer's competence before it issues a licence, so keeping on existing staff or a manager helps both the licence application and the mortgage case.

**Q: Is a boarding kennels mortgage regulated?**

faq-id: is-a-boarding-kennels-mortgage-regulated

It is a regulated mortgage under the Financial Conduct Authority's MCOB rules where an individual (or trustees) borrows and at least 40% of the property is used, or intended to be used, as or in connection with a dwelling by the borrower or a close family member. That is the statutory test in article 61 of the Regulated Activities Order. The lender then assesses the borrower's income, with the kennels trade counted as self-employed income. Otherwise, including where a limited company borrows, it is unregulated commercial lending.

**Q: Does the kennels licence transfer when I buy the business?**

faq-id: does-the-kennels-licence-transfer-when-i-buy-the-business

No. Animal activities licences are issued to the operator, and the 2018 regulations make no provision for transferring a licence on a sale. The buyer applies to the council for their own licence, which involves an inspection of the premises and of the operator's competence, and lenders expect that application to be in hand before completion.

**Q: How much deposit do I need for a kennels mortgage?**

faq-id: how-much-deposit-do-i-need-for-a-kennels-mortgage

On the kennels cases we arrange, the minimum deposit is 10%. That applies where the commercial element is 60% or less of the property, when lending can reach up to 90% loan-to-value. Where more than 60% of the property is commercial, the maximum in our experience is about 75%, so expect a deposit of at least 25%. The deposit also depends on whether the lender values the business as a going concern or on its property value, the strength of the accounts and the buyer's experience. Every case is subject to status, valuation and lender criteria.

**Q: Can I get a mortgage on a cattery?**

faq-id: can-i-get-a-mortgage-on-a-cattery

Yes, on the same licence-and-accounts basis as kennels. Catteries are licensed for boarding cats under the 2018 regulations. Lenders note the steadier year-round demand and fewer noise concerns, and make a closer regulated-boundary check, because the owner's house is often the larger part of a cattery property.

**Q: Can I get a mortgage for a dog day care business?**

faq-id: can-i-get-a-mortgage-for-a-dog-day-care-business

Yes. Dog day care is a licensable activity in its own right under the 2018 regulations. Run from a commercial unit, it is funded on commercial or semi-commercial terms. Run from a home, it sits on a residential mortgage, and the lender must consent to the business use. Diversified income from grooming, training and retail is underwritten line by line.

**Q: How does noise affect a kennels mortgage?**

faq-id: how-does-noise-affect-a-kennels-mortgage

Kennels close to neighbours carry planning enforcement exposure over noise, which valuers and lenders price into the sustainable trade. An acoustic assessment, tight planning conditions or a complaints history can reduce the going-concern value, while a rural site with no neighbours nearby supports it.

**Q: What trading history do kennels lenders want?**

faq-id: what-trading-history-do-kennels-lenders-want

To value kennels as a going concern, lenders want trading accounts (each lender sets how many years), supported by occupancy records, rate cards and the licence's permitted capacity. New kennels are funded on property value, with projections, a business plan and the buyer's licence application supporting affordability.

**Q: Can I live at my boarding kennels?**

faq-id: can-i-live-at-my-boarding-kennels

Yes, where the owner's dwelling has planning consent for residential use, and many kennels businesses include the owner's house. If you borrow personally and at least 40% of the property is used as your home, the mortgage is regulated. A dwelling tied to the business by an occupancy condition restricts who may live there.

**Q: Do boarding kennels pay business rates?**

faq-id: do-boarding-kennels-pay-business-rates

Yes. The Valuation Office Agency assesses the kennel buildings and business premises for business rates, and the owner's separate dwelling is council-tax rated. Lenders deduct business rates, licence and inspection fees, insurance and the cost of staffing to the welfare standards when they calculate profit.

**Q: Can I raise capital against my kennels to expand?**

faq-id: can-i-raise-capital-against-my-kennels-to-expand

Yes, through a commercial remortgage or a further advance, to add kennels, isolation facilities, day care or accommodation. The extra capacity needs planning consent and a variation of the licence, and the projected profit must support the borrowing at the lender's coverage ratio.

**Q: Can a farmer get a mortgage to add kennels to a farm?**

faq-id: can-a-farmer-get-a-mortgage-to-add-kennels-to-a-farm

Yes. Kennels or a cattery on a farm can be funded on agricultural or rural lending, with the diversification income in the affordability assessment, or on commercial kennels terms once the boarding business becomes the main business. Planning for the change of use from agriculture, the animal activities licence and any agricultural tenancy are the underwriting points.

**Q: What is the difference between kennels and home boarding for licensing?**

faq-id: what-is-the-difference-between-kennels-and-home-boarding-for-licensing

Boarding in kennels means dogs are kept in purpose-built kennel accommodation; home boarding means dogs are kept in the operator's home. Both are licensable under the 2018 regulations, with different welfare conditions. Lenders fund kennels as a commercial property business and home boarding as a residential property with a business use.

**Q: Does dog breeding need a separate licence from boarding?**

faq-id: does-dog-breeding-need-a-separate-licence-from-boarding

Yes. Dog breeding is a separate licensable activity under the 2018 regulations. A licence is needed to breed three or more litters of puppies in any 12-month period (unless there is evidence that none of them has been sold), or to breed dogs while advertising a business of selling dogs. Lenders underwrite breeding income separately from boarding income, and cautiously.

**Q: How long does a kennels mortgage take to arrange?**

faq-id: how-long-does-a-kennels-mortgage-take-to-arrange

Usually several weeks. The timeline depends on the specialist valuation, the lender's review of the accounts and licence compliance, the buyer's own licence application to the council, and the legal work on title, planning conditions and staff transfer. Having the licence, inspection reports and accounts ready before applying saves time.

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Published: 2026-09-11

Last reviewed: 2026-10-01

Source: https://mortgagelane.com/mortgages/boarding-kennels-mortgages