Change of yes - dog boarding - residential property

princessfiona23

I am looking to set up as a dog boarder and Sheffield council require change or use for this 

anyone any experiences and tips?

also someone mentioned it’ll effect when we sell the house eg tax issues ?

princessfiona23

Sorry should read as change of use 

elsien

I would doublecheck about the change of use thing because my understanding is it depends what you are planning to do. 

Having one or two dogs boarding in your own home with no extra facilities required is different to adding kennels in your garden, doing doggy daycare and having people coming and going all day. 

https://www.associationofdogboarders.co.uk/articles/#:~:text=Eventually%2C%20the%20use%20for%20the,are%20there%20for%20business%20reasons.

You do have to be licensed, but that’s different to change of use. So what exactly are you planning to do, and what changes are you planning to make?

Bookworm105

as above, the extent of the operations dictates what permission you need

as for tax, again it is down to size and nature of operation. If it is so big ii classed as business use then you lose the exemptions available for a purely residential property - so might be business rates rather than council tax on the part that houses the business and the business part would (always) be liable for CGT when the property is sold.

LinLui

elsien said:

I would doublecheck about the change of use thing because my understanding is it depends what you are planning to do. 

Having one or two dogs boarding in your own home with no extra facilities required is different to adding kennels in your garden, doing doggy daycare and having people coming and going all day. 

https://www.associationofdogboarders.co.uk/articles/#:~:text=Eventually%2C%20the%20use%20for%20the,are%20there%20for%20business%20reasons.

You do have to be licensed, but that’s different to change of use. So what exactly are you planning to do, and what changes are you planning to make?

I wouldn't depend on that article, which is (a) an opinion and (b) out of date. I cannot give detailed information because I don't know the ins and outs, but I have several friends in boarding / kenneling / grooming and dog walking. There were a series of changes in 2022 that impacted on kenneling and boarding - basically an increase in standards required. Also, and this was something I didn't realise, the regulations set out a minimum, but each council can decide to raise standards for their area. I know this for sure because I live in an area which has done that, and there are strict rules about having "one or two dogs boarding in your own home with no extra facilities" - basically you can't legally do that here. Although I am not 100% sure you can do that anywhere. Which, to be honest, I agree with. If you are doing that and not getting the license then you aren't insured for your business, the dogs aren't insured, and it can also invalidate your residential insurance. It's considerably more complex than having a couple of dogs in your house, when those dogs aren't your pets.

elsien

However licence and planning are still two different things - the licencing changes came into place in 2018. And kennels are different to one or two dogs at home.
Yes it is different to your own pets however my local authority say that normally for home boarding planning permission would not be required although that may need be reconsidered  if there were complaints eg due to noise or smell. So it is not a blanket "yes you need planning permission" or alternatively "no you don't." 

Bigphil1474

In my area you don't need planning permission to be a home boarder under the licensing requirements of being a home boarder due to the limitations there within - you are limited to what you can do as a home boarder and those limits mean PP isn't required. To be a commercial kennels you obviously would.

Think your best bet is to find out what requirements are need by Animal Welfare Licensing and then speak to planning about whether you need change of use to meet those requirements.