Kennels, catteries and animal boarding
Source: gov.uk (2025-04-28)

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1 Scope

1.1 This guidance applies to animal boarding, kennels and catteries run commercially or as charity and doggy day care premises. Such establishments may be located in commercial, residential or rural locations.

1.2 This guidance does not cover large purpose built animal rescue centres (often sponsored by major charities). Advice on the treatment of such facilities should be sought from the Class Coordination Team (CCT).

1.3 For rating purposes ‘Animal Boarding’ establishments will only include ‘doggy day care’ premises, and charitable rescue centres. These premises will vary in size and quality, with the charitable institutions not being operated on a commercial basis. Private commercially run kennels and catteries will be separated from these by a different special category (SCAT) code.

1.4 Charitable Animal Boarding hereditaments are likely establishments that take in a variety of animals. This could include dogs and cats, domestic strays, pets whose owners are no longer able to cope, rescued animals and even wildlife (hedgehogs, birds, and the like), for medical treatment, re-homing, recuperation and/or repatriation.

1.5 The types of hereditament are diverse: ranging from small establishments in converted farm buildings occupied together with small areas of land, to much larger purpose built premises.

1.6 The latter may include horse and donkey sanctuaries, where animal boarding is the primary use. Horse and donkey animal boarding sanctuaries must not be confused with other hereditaments occupied for equestrian uses.

2 List Description And Special Category Code

2.1 Animal Boarding (Doggy Day Care)

List description: Doggy Day Care & Premises

Primary description code: CX overwrite to Doggy Day Care & Premises

SCAT code: 013

SCAT suffix: G

2.2 Animal Boarding (Charitable institutions)

List description: Animal Boarding and premises

Primary description code: CX overwrite to ‘Animal Boarding’ and premises

SCAT code: 013

Suffix: G

2.3 Kennels and Catteries

List description: Kennel/ Cattery* and premises

Primary description code: CX overwrite to Kennels/ Cattery* and premises

*Describe as appropriate

SCAT code: 143

Suffix: G

3. Responsible Teams

3.1 The Animal & Rural Class Co-ordination Team (CCT) has overall responsibility for the co-ordination of this class. Each Regional Valuation Unit (RVU) has a representative on the team. The team is responsible for the approach to and the accuracy and consistency of kennels, catteries and animal boarding.

4. Co-Ordination

4.1 RVU will be responsible for referencing, gathering facts and valuation.

4.2 The Animal & Rural CCT will deliver practice notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers have a responsibility to:
- follow the advice given at all times – practice notes are mandatory
- not depart from the advice given on appeal or maintenance work without approval from the CCT
- seek advice from the CCT before starting any new work
5 Legal Framework

5.1 The keeping and running of animal boarding establishments (including kennels & catteries) is controlled by The Animal Welfare (Licensing of Activities Involving Animals) (England) Regulations 2018 and Animal Boarding Establishments Act 1963. These Acts detail the requirements and safeguards which must be in place to ensure adequate care and welfare of animals. It ensures both the facilities and persons operating the business are of a suitable standard to care for animals.

5.2 All establishments (regardless of size) must be licensed and are subsequently regulated by the local council in order to meet minimum requirements.

5.3 New catteries are now required to conform to the current Chartered Institute of Environmental Health Model Licence Conditions & Guidance for Cat Boarding Establishments. Similarly, when buying or taking over an existing cattery it must be brought up to the current standard.

5.4 Planning permission is likely to be necessary to convert premises or create a new cattery, kennel or animal boarding operation from scratch.

6. Survey Requirements

6.1 Doggy Day Care Premises

6.1 These should be measured in accordance with the premises they occupy. For example, industrial buildings will be measured to Gross Internal Area (GIA), whilst occupations of office type space will be Net Internal Area (NIA). Which ever method is chosen, regard should be had to the definitions contained in the Valuation Office Agency (VOA) Code of Measuring Practice for Rating purposes.

6.2 Other animal boarding premises, kennels and catteries should be measured to Net Internal Area (NIA) having regard to the definitions contained in the VOA Code of Measuring Practice for Rating Purposes.

6.3 To facilitate potential future changes of data capture, the number of animal ‘pens’ in addition to floor areas should be recorded.

6.4 When inspecting kennels, catteries or an animal boarding establishment, property inspectors should record the location and description of the premises to include the following:
- location
- site - size, shape and topography
- buildings infrastructure - age, quality, construction, finish, land surface
- services – heating, air conditioning etc
- car parking
photographs of the main constituent parts of the site. Typically, this can include:
- kennel/cattery areas and runs
- outdoor exercise areas
- ancillary storage/office/staff room areas
6.5 An inspection checklist is appended to this section (Appendix 1) and should be completed for all new properties and updated for maintenance work and stored in the property folder of the Electronic Document Records Management (EDRM) system.

6.6 Rateability

6.7 Animal boarding, including kennels & catteries, is a non-domestic use and should be shown in local rating lists.

6.8 When inspecting these classes, special care must be taken with the following -
- identifying the correct unit of assessment
- the domestic/ non domestic borderline
- agricultural exemption
6.9 Identification of the ‘Unit of Assessment’

6.10 Care should be taken in identifying the correct rateable occupier, particularly where facilities are shared between different ventures. It is not uncommon for larger animal boarding establishments to provide facilities such as gift shops and cafes. Other Non- Domestic uses may be present on site such as equestrian facilities’ or holiday homes. Details should be sought as to whether these constitute ‘let outs’ and/ or are operated on a separate basis.

6.11 Domestic/ Non Domestic borderline

6.12 Occupiers may contend that buildings used in connection with the business are ancillary to their dwelling houses and that, as a consequence, such operations are not subject to non-domestic rating. This argument should be firmly rejected. Commercially run animal boarding, kennels and catteries are a non-domestic use and should not be regarded as a domestic “appurtenance” under section 66(1)(b) of LGFA 1988.

6.13 Section 66(1)(b) - which is covered in detail within Rating Manual, states that domestic property must fulfil the conditions of being -

"a yard, garden, outhouse or other appurtenance belonging to or enjoyed with living accommodation”.

6.14 It is highly unlikely Animal boarding, kennels and catteries will fulfil these requirements. The argument that the prime motivation is not profit making, but to support a related hobby or charity is not relevant.

6.15 Consideration of ‘domestic use’ should be given however, where animals belonging to the owners of a dwelling are boarded in an appurtenance to the dwelling. Such an appurtenance must be within the curtilage of the dwelling and also be expected to pass, together with the living accommodation, under the same conveyance without further mention. See the decision of the President of Lands Tribunal in Martin & Others v Hewitt (VO) 2003 RA 275, (the Windermere boathouse cases), for a further exploration of this point.

6.16 Regard must also be had to the relative size of the living accommodation and to the size of the Animal Boarding/Kennels and Catteries use and not vice versa.

6.17 That said, animal boarding operations occupied together with living accommodation should not be regarded as appurtenances belonging to, or enjoyed with, the living accommodation. They are not domestic premises and should be treated as composite non-domestic hereditaments in the same way that a shop and flat would be.

6.18 A consideration of the planning permission may be of assistance in deciding whether or not animal boarding (including kennels, catteries and other relevant ancillary facilities) may be treated as appurtenant to the domestic property.

6.19 Agricultural exemption

6.20 Any argument that land or buildings fall within the agricultural exemption provisions of Schedule 5 to the Local Government Finance Act 1988 (LGFA 1988) is misplaced and should be resisted.

Para 2(1)(a) defines “agricultural land” as:

“land used as arable, meadow or pasture ground only” (emphasis added)

In the vast majority of cases, animal boarding (including kennels & catteries) have land which is used as enclosed runs or for the purpose of exercise and not as pasture. This clearly does not fall within the provisions of para 2(1)(a) and such areas should be included within rating lists.

6.21 However, certain larger animal boarding operations may occupy “agricultural land” used for example for grazing of horses or ponies and where this is the only use, exemption is likely to be appropriate for that land.

6.22 “Pasture ground” is land upon which animals graze or feed upon grasslands, and not simply exercise.

6.23 Where difficulties arise, cases should be referred to the Technical Adviser.

6.24 Facilities offered

6.25 Kennels and catteries are typically a business concern offering facilities for owners to care for their cats or dogs whilst on holiday or away from home. They may offer some or all of the following:

housing in purpose built kennels, or “chalets” – built of block work or timber, ideally with “anti-sneeze” barriers

runs for exercising – open, closed or mesh construction on concrete or grass

isolation facilities if required

access to a veterinary surgeon/ on site first aid facilities

a register of pets currently boarded

feeding facilities

parking – for dropping off pets, and for clients and staff

pet taxi service – for transportation to and from the facility

storage – for the animals’ personal items ; food, medication, etc

office(s)

shop – sometimes a full shop selling food and accessories

walking services

grooming and clipping services

6.26 Kennels & catteries generally fall into in three types or categories:

Category A -

the best establishment with brick/block kennels

good ancillary accommodation; may have a shop for selling food and accessories

relatively close to centres of population

generally larger more profitable operations

Category B -

the normal “run of the mill” establishment

this may have similar standard of kennel/ cattery to Category A or be of timber* construction

generally smaller and unlikely to have a shop

may still be within a good catchment area.

Category C -

this category contains the residue (those not in A and B above)

will include establishments with poorer quality buildings, likely to be timber*, and those in poor catchment areas

it will also include the small “hobby” type of operation

*Please note, modern timber structures finished to a high standard should be treated as being the same quality as permanent buildings.

6.27 Quality Considerations

6.28 Reputation is a very important consideration for any kennel or cattery operator who wants to build up a long lasting and successful business. This is because cat and dog owners have a natural ”telegraph” system; they often know and meet , for example at the veterinary surgery, out walking (the dog) or at the shops, etc.

6.29 Success of a business is not necessarily reflected in the quality of the buildings.

6.30 Notwithstanding this the quality of a kennel or cattery may have an impact on its potential value. The following provides an indication of the features that may provide an insight into whether one kennel or cattery is better or worse than any other:

Better Features
- BIG: 2m wide Chalets (or kennels) allowing ample room for stretching
- BRIGHT: lots of natural daylight
- FREEDOM: attached run
- FEWER KENNELS: quiet and calm
- HEATED: Comfortable
Poor Features
- SMALL: 1m wide kennels, which are cramped
- DARK: very little light
- CONFINED: no attached run
- LOTS OF KENNELS: noisy and stressful
- UNHEATED: Uncomfortable, potentially cold
7 Survey Capture

7.1 Rating surveys should be captured on the Rating Support Application (RSA). Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).

7.2 Historically, many different sub-location codes have been used to value this type of property across the country. For revaluations 2026 onward, the national sub locations of PETA, PETB and PETC should be used.

7.3 Doggy day care premises should continue to adopt the local sublocation of the industrial/office/retail hereditament they occupy but have their SCAT code amended to 013G and be described as doggy day care & premises.

7.4 Where hybrid properties of boarding and exercise fields available to the public exist, regard should be had to the dominant use. In cases of this nature, it is recommended you discuss the approach to data capture and valuation with a member of the CCT.

7.5 The common use codes used to record the various structures and land comprising kennels, catteries and animal boarding establishments are outlined in the table below:

7.6 Standard office quality is plastered walls and ceiling or a suspended ceiling.

7.7 For the avoidance of doubt, corridors should not be data captured or valued.

7.8 Runs and land should be captured as an other addition. A run is a designated area for the pet to run and play and should not be confused with a pen.

7.9 The codes RUG (for grassed runs) and RUH (for surfaced runs) should be used.

7.10 LFU should be used to capture larger grassed exercise land of over 200m2.

8. Valuation Approach

8.1 The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6003

8.2 A rentals basis is appropriate for all classes contained within this section.

8.3 It is accepted that local evidence may be limited or need significant adjustment. Tenants improvements are unlikely to be reflected, and passing rents may include domestic property.

8.4 Animal boarding establishments may include horse and donkey sanctuaries. Where animal boarding is the primary use, such sanctuaries must not be confused with other hereditaments occupied for equestrian uses (for example riding schools and livery stables). These are dealt with elsewhere in the Rating Manual and are of a different mode & category.

8.5 Whilst the charging regime and occupancy levels are helpful in ascertaining the quality and location of buildings, care should be taken not to reflect elements of over trading or under trading. Kennels and catteries generally build a sound reputation over time and personalities are often key to the commercial viability of any operation. From a rating viewpoint, it is vital to consider the position of the ‘hypothetical occupier’ rather than the actual operator.

8.6 Relativities

Relativities may require tuning to reflect individual circumstances following the exercise of valuer judgement.

8.7 The choice of sub location will reflect the quality. It is important not to double count value in this respect by e.g., adopting a value at the top or bottom of the range and then adding or deducting for quality.

8.8 Car parking

Car Parking is reflected.

9 Valuation Support

Rating Support Application (RSA)

Survaid

Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members

SharePoint guidance for G class suffix

Appendix 1: Kennels, Catteries & Animal Boarding Inspection Guide

BEFORE LEAVING THE OFFICE
- print out from VMS a site plan, showing buildings and surrounding fields
- always run an internet search on the address or name of the site for up-to-date information and what you may expect to find
- download any useful information relating to the property off the internet
- ensure that your Scheduler is up to date and shows your itinerary
ON SITE

a) Identifying the hereditament

Using the site plan that was prepared in the office before the inspection:
- mark the boundaries of the whole hereditament - include any domestic and agricultural elements
- identify and mark up on the plan any domestic occupation within the hereditament - these will be subject to Council Tax and will need to be banded.
- identify and mark up on the plan any parts that may qualify for agricultural exemption - identify field by field, building by building
b) Photographs

Whilst on site take plenty of photographs for evidential purposes and to minimise the risk of needing to re-inspect. These should include:
- each of the dwellings, buildings, kennels/catteries, pens, ancillary accommodation, exercise land (runs)
- general views, showing the relationships between the buildings and other elements and their proximity to each other,
- any physical boundaries and their juxtaposition with buildings
INSPECTING

Inspection, agriculture and domestic checklists (https://assets.publishing.service.gov.uk/media/67eea21d53fa8521c3248cee/Kennels_checklists.docx)

Practice note: 2023 - animal boarding, kennels and catteries

1. Market Appraisal

1.1 Despite increases in ownership numbers for both cats and dogs, the market has been adversely affected by Covid restrictions, in that trade is mainly generated by owners leaving pets in kennels and catteries whilst taking international holidays or working away. This was further impacted as businesses were still able to operate, which meant in some areas they were not eligible for the ‘localised restrictions support scheme. This has resulted in reported closure of some businesses.

1.2 The popularity of pure-bred miniatures has spawned an industry of premium products. Dog owners in particular are seeking higher standards, which has resulted in an increase at the higher end of the market with business marketing themselves as ‘pet hotels’, providing spacious comfortable accommodation, akin to a home environment. Where suitably located, such facilities offer ancillary services to attract customers such pick up facilities and dog grooming services.

1.3 Not all establishments have the physical scope, nor available investment to move into this sector. It should be noted however the more modest operations remain competitive, relying on solid reputations built up over many years and a loyal customer base.

1.4 The Animal Welfare (Licensing of Activities Involving Animals) (England) Regulations 2018 come into force on 01 Oct 2018. The regulations specifically cover boarding kennels, boarding catteries, dog home boarding and dog day care in England only. Licences were previously issued subject to local authority boarding licence conditions, underpinned by the Animal Boarding Establishments Act 1963. Historically, these conditions varied depending on the location and set out specific rules such as how many dogs were allowed, and specified the minimum facilities required. As part of the new regulations, these are being replaced by standard guidance notes on expectations of service and facilities required.

1.5 Alternatives to pet boarding have emerged in recent years. These range from ‘doggy day care’, where working owners drop off and collect their pets at the end of the day, and companies offering home visits for walking/ feeding and house sitting. It is the latter which adversely impacts the kennel and cattery market, in that pets are cared for whilst owners are absent, within a familiar environment, reducing the need to use boarding facilities.

1.6 Again, whilst not directly in competition with kennels or catteries, designated commercially run ‘dog exercise fields’ are gaining popularity. Here owners have the peace of mind that their dog is being exercised in a safe, secure environment away from other livestock or hazards such as traffic. These can be pre booked on an hourly basis, normally changing between £7 to £20 which may include socializing activities such as agility training, swimming, and rest facilities.

1.7 The high cost of keeping animals (particularly veterinary treatment) means more unwanted pets are being left at charitable animal rescue establishments. Increased publicity and ‘homeless animal sponsorship’ has seen a dramatic increase in the size and quality of well-known charitable animal rescue centres. Many now comprise large purpose-built complexes offering an extensive range of facilities including rehoming, veterinary care, cafes and gift shops.

2. Changes since the last practice note

2.1 To ensure consistency throughout the network, the suggested ranges and advice as contained within paragraph 4 of this Practice Note should be adopted.

3. Ratepayer Discussions

3.1 To date, no discussions have been held with the industry. There is no agreed scheme for this class.

4. Valuation Scheme

4.1 It is envisaged that a rentals comparison approach is adopted for the valuation of animal boarding hereditaments, including kennels and catteries. For large rescue centres normally operated by well-known charities, the following scheme is inappropriate, and advice should be sought from the Class Coordination Team.

4.2 Whilst it is acknowledged that reliable local rental evidence may be limited for these classes, the following indicative ranges will assist in achieving consistency across the network. These values are based on centrally obtained rental evidence. To ensure a consistent approach, analysis and adjustment has been undertaken by the Class Coordination Team.

4.3 Kennels and catteries generally fall into in three types or categories:

Suggested £psm range

Category A £ 45:00 plus

Category B £ 25:00 to £45:00

Category C £ 14:00 to £25:00

For ease of reference, the different types are shown below -

4.4 Category A -

The best establishment with brick/block kennels*, good ancillary accommodation.

Generally found in locations with close access to centres of population.

They will generally be the larger more profitable operations.

Category B -

Average quality establishments.

They may be of similar construction to Category A but finished to a more modest standard with less ancillary facilities.

May still be within a good catchment area, but likely to be a smaller operation.

Category C -

This category contains the residue (those not in A and B above).

Will include establishments with poorer quality buildings, and those with limited catchment areas.

It will also include the small “hobby” type of operation.

*Please note, modern timber structures finished to a high standard should be treated as being the same quality as permanent buildings.

4.5 Where buildings are clearly of a different scale or specification from the norm, the above values are not considered appropriate, and advice should be sought from the CCT.

Practice note: 2017 - animal boarding, kennels and catteries

1. Market Appraisal

1.1 The state of the market as at the Antecedent Valuation Date (AVD) is generally considered to be positive. The findings are in contrast to the state of play at the last AVD and it seems the industry has moved on.

1.2 A sharp increase in the popularity of pure bred miniatures has spawned an industry of premium products. New areas of the market are emerging from designer pet clothing ranges to ‘cat cafes’.

1.3 The PFMA (Pet Food Manufacturers Association) has produced a report showing statistics as follows:-

National ownership statistics as at 2014

Dogs: 9 million (24% of households)

Cats: 8 million (17% of households)

1.4 The South West has the highest number of cat ownership households. The North East and Wales have by far the highest number of dog owners.

1.5 Alternatives to Pet Boarding have emerged in recent years:

i. Doggy day care - for working canine owners

ii. Home visits - usually 2 visits a day for dog walking and feeding

iii. House sitting - someone moves in and looks after the house and pets while owners are away

1.6 Kennels and catteries are thought by many owners not to be the first choice, with animals potentially suffering from separation anxiety/ depression etc from being locked up without their owners,. Even so, for many, it is the only option.

1.7 Good kennels will be purpose built and well insulated and heated, with generously sized runs. The very best will have CCT cameras and some even have webcams so that fretful owners can view their pets via portable devices. UK Pet industry analysis is forecasting continued growth and, according to an online help guide entitled ‘The Woof Book Guide To Boarding & kennels’, boarding kennels are still one of the most popular ways to ensure pets are well cared for whilst the owners are on holiday.

1.8 Fees generally range from £10 - £50 per day. Often, the smaller kennels are more popular because large establishments taking more than 20 dogs can be noisy and stressful to some dogs.

1.9 Canine ‘Hotels’ offer a much higher level of care, including miniature real beds, spa and grooming treatments. The kennels are far larger than traditional kennels, with glass partitioning and web cams etc. These tend to be at the higher end of the price range.

1.10 The high cost of keeping animals can also mean more unwanted animals being left at charitable animal boarding establishments, Statistics from The Dogs Trust state that 15,000 dogs were admitted into its 20 centres in 2014, but at the same time nearly all were re-homed. This is a further indication of an increasing trend in pet ownership. The Cats Protection Charity takes in over 194,000 cats and kittens every year to its 31 adoption centres and local animal rescues take in many more.

1.11 Increased publicity and ‘homeless animal’ sponsorship has seen a dramatic increase in the size and quality of well known charitable animal rescue centres. Many now comprise large purpose built complexes offering an extensive range of facilities including veterinary care.

2. Changes Since The Last Practice Note

2.1 To ensure consistency throughout the network, the suggested ranges and advice as contained within paragraph 4 of this Practice Note should be adopted.

3. Ratepayer Discussions

3.1 To date, no discussions have been held with the industry. There is no agreed scheme for this class.

4. Valuation Scheme

4.1 It is envisaged that a rentals comparison approach is adopted for the valuation of animal boarding hereditaments, including kennels and catteries.

4.2 Whilst it is acknowledged that reliable local rental evidence may be limited for these classes, the following indicative ranges will assist in achieving consistency across the network. These values are based on centrally obtained rental evidence. To ensure a consistent approach across the network, analysis and adjustment has been undertaken by the Class Coordination Team.

4.3 Kennels & catteries generally fall into in three types or categories:

Suggested £ psm range

Category A £ 50:00 plus

Category B £ 30:00 to £50:00

Category C £ 15:00 to £30:00

For ease of reference, the different types as detailed within the Rating Manual are replicated below -

Category A -

The best establishment with brick/block kennels

Good ancillary accommodation; may have a shop for selling food and accessories

Relatively close to centres of population

They will generally be the larger more profitable operations.

Category B -

The normal “run of the mill” establishment

This may have similar standard of kennel/ cattery to Category A or be of timber* construction

Generally smaller and unlikely to have a shop

May still be within a good catchment area.

Category C -

This category contains the residue (those not in A and B above)

Will include establishments with poorer quality buildings, likely to be timber*, and those in poor catchment areas.

It will also include the small “hobby” type of operation.
- Please note, modern timber structures finished to a high standard should be treated as being the same quality as permanent buildings.
4.4 Where buildings are clearly of a different scale or specification from the norm, the above values are not considered appropriate and advice should be sought from the CCT.