Dog Grooming Pod

[PurpleFox]

OK, getting ready for ridicule but here goes.......

We have some unused space behind our property which has it's own access and I have been giving a little bit of thought as to how it could be put to better use. My daughter planted the idea that it could be used to site a dog grooming pod and we started looking at pods for sale which can be purchased with all the gear ready to go for between £10 and £15k.

Something like this but probably a little bigger:
|https://thumbsnap.com/NvdKFiBU[/url]


I don't want to actually groom dogs myself but I would rather let the pod out to someone who does. There does seem to be a shortage of dog groomers in the area, we know a lot of dog owners who just can't get hold of anyone.

If I could charge around £500pcm which doesn't seem bad if it is ready to go and you compare to renting a shop I think it would be worthwhile. A groomer would then have the flexibility to operate it as and when they want, they would only have to do 15 or so grooms a month to cover their rent which seems pretty decent.


Some of my concerns are:
- The pod itself should not need planning but running the business might? This doesn't seem to be clear cut.
- Home insurance etc
- Connection to elec and water would be no problem but mains drains would be costly
- Although we wouldn't be able to see it from our house it would be in a residential area and I would expect some objections from neighbours.


Is it a mad / bad idea

[JCKST1]

Could you not use something such as the below, you could probably find one local/get one built cheaper and I expect it would cause less of an objection to your neighbours:

https://www.quick-garden.co.uk/garden-room-essex-5...

A lot cheaper than 10-15k, I cant see the necessary grooming kit costing more than a couple of grand to kit it out?

Rent depends on your area, where I am (North East) you could probably get yourself a little unit just out of town for about £500 per month so apart from the upfront set up fees, the town location and physical bricks and mortar shop might tempt people.

If it was me and I had the land I would probably just try and get a few hundred a month in rent and look at it as 'free' money rather than trying to push too high and tempt people away.

I know a guy locally who has a farm and offers storage (small scale), anything from 2-3 motorhomes to general furniture in the few containers he has. He doesn't really look at it as a business, its nothing special but makes use of a spare yard and probably generates £300-500 pm. I would have the same mindset.

[BoRED S2upid]

Sounds like a plan but I would try and find someone to take on the business first before putting up the pod if you have no interest yourself. Can it be self contained? Fence it off? Own access etc…

[PurpleFox]

JCKST1 said:

Could you not use something such as the below, you could probably find one local/get one built cheaper and I expect it would cause less of an objection to your neighbours:

https://www.quick-garden.co.uk/garden-room-essex-5...

A lot cheaper than 10-15k, I cant see the necessary grooming kit costing more than a couple of grand to kit it out?

Rent depends on your area, where I am (North East) you could probably get yourself a little unit just out of town for about £500 per month so apart from the upfront set up fees, the town location and physical bricks and mortar shop might tempt people.

If it was me and I had the land I would probably just try and get a few hundred a month in rent and look at it as 'free' money rather than trying to push too high and tempt people away.

I know a guy locally who has a farm and offers storage (small scale), anything from 2-3 motorhomes to general furniture in the few containers he has. He doesn't really look at it as a business, its nothing special but makes use of a spare yard and probably generates £300-500 pm. I would have the same mindset.

Thanks for that, I had considered something along the lines of a log cabin type thing but they do get pricy once you go for something half decent with insulation (which it would need to have). Will have a look in a bit more detail and cost up the kit.

That's what I was thinking, 'free money' as you put it rather than trying to be greedy for an unused yard, perhaps £500 per month would be a bit much, just seemed about right based on a groom every other day to cover your rent. I am in the South East, in a decent suburb but a not particularly affluent town.

[48k]

I think you might run in to planning issues if it's a residential area and there is a business being run from the premises with customers coming and going every hour.
There are probably other issues to consider as well such as noise and commercial waste.
Hopefully Equus will be along to give you some informed advice.

[PurpleFox]

BoRED S2upid said:

Sounds like a plan but I would try and find someone to take on the business first before putting up the pod if you have no interest yourself. Can it be self contained? Fence it off? Own access etc…

Yeah good call - Although I didn't want to advertise something for rent if it was going to be an impossibility due to planning / council / permits etc.

The front of our house is on one road, the plot goes right through to the other road at the back. We have a garden and then a decent sized garage (3 cars easily). The garage is set back from this road with the yard in front. Obviously I would still want to get cars in and out of the garage but the pod would be hidden behind the garage if that makes sense and customers would use the gate to the yard.

Over many years, all other houses in our road have had their garages demolished and a house erected at the end of the garden. It's certainly not a big plot and the yard is not big at all, hence limited for storage etc and I would still want access to the garage for cars etc. Its a densely populated area.

So yes, it is self contained in that we hardly use that space and I only ever see it when I go in and out of the main garage door.

[anonymous-user]

Someone sets one of these next to me I'd wouldn't be happy at all.
People coming and going all day
Dogs barking and yapping while I'm trying to enjoy my garden.

Unless you live out the way I'd suggest you have some respect for your neighbours and don't bother.

[Simpo Two]

It looks sexy but a small log cabin would work just as well for much less. But then I suppose you couldn't charge as much for it.

[BoRED S2upid]

EVOTECH3BELL said:

Someone sets one of these next to me I'd wouldn't be happy at all.
People coming and going all day
Dogs barking and yapping while I'm trying to enjoy my garden.

Unless you live out the way I'd suggest you have some respect for your neighbours and don't bother.

However, businesses like this do happen all over the country, dog walkers, dog groomers, dog sitters / overnight respite businesses. It’s a huge market.

[JCKST1]

BoRED S2upid said:

However, businesses like this do happen all over the country, dog walkers, dog groomers, dog sitters / overnight respite businesses. It’s a huge market.

Thats true, if you look at a cabin type build you have the option of adding some sound proofing in to the build which might help.
Something like a 7 x 14ft cabin should be sufficient and shouldn't be too much to build.

[Frimley111R]

48k said:

I think you might run in to planning issues if it's a residential area and there is a business being run from the premises with customers coming and going every hour.
There are probably other issues to consider as well such as noise and commercial waste.
Hopefully Equus will be along to give you some informed advice.

I knew two women who did this from their garden shed. The reality was that they mostly collected and dropped dogs off. You're not doing 50 dogs a day.

Dogs don't bark all the time, in fact never did when I was there, and groomers know how to control them and stop them if they do.

TBH it was a quiet little business that you'd barely notice.

[Muzzer79]

Assuming you lay out £10k on this grooming pod and can get planning/permits.

If you charge £500 pcm, not even considering maintenance/insurance/utilities/tax, it will take you nearly 2 years just to get your investment back, let alone make profit.

Factoring in the realities of maintenance/insurance/etc, the ROI therefore isn't great.

Personally, if you have space, I would concentrate on just finding someone who wants to do this and letting your land to them over a fixed period - let them make the investment in equipment, etc.

[Frimley111R]

PurpleFox said:

There does seem to be a shortage of dog groomers in the area, we know a lot of dog owners who just can't get hold of anyone.

Look at what you wrote here. If they can't get hold of anyone it doesn't sound like there are a multitude of groomers out there, let alone ones looking for space.

[BoRED S2upid]

Muzzer79 said:

Assuming you lay out £10k on this grooming pod and can get planning/permits.

If you charge £500 pcm, not even considering maintenance/insurance/utilities/tax, it will take you nearly 2 years just to get your investment back, let alone make profit.

Factoring in the realities of maintenance/insurance/etc, the ROI therefore isn't great.

Personally, if you have space, I would concentrate on just finding someone who wants to do this and letting your land to them over a fixed period - let them make the investment in equipment, etc.

Tenant can pay most of those as part of the lease. If he bought a shop and let it out maintenance and insurance, utilities etc are covered by them not him. Also you wouldn’t look at a £100,000 investment in a shop this way. Oh it’s going to take me 20 years to get my investment back not worth it.

[Muzzer79]

BoRED S2upid said:

Muzzer79 said:

Assuming you lay out £10k on this grooming pod and can get planning/permits.

If you charge £500 pcm, not even considering maintenance/insurance/utilities/tax, it will take you nearly 2 years just to get your investment back, let alone make profit.

Factoring in the realities of maintenance/insurance/etc, the ROI therefore isn't great.

Personally, if you have space, I would concentrate on just finding someone who wants to do this and letting your land to them over a fixed period - let them make the investment in equipment, etc.

Tenant can pay most of those as part of the lease. If he bought a shop and let it out maintenance and insurance, utilities etc are covered by them not him. Also you wouldn’t look at a £100,000 investment in a shop this way. Oh it’s going to take me 20 years to get my investment back not worth it.

But this isn't a shop. It's a piece of land which is part of the OP's house plot, IINM.

You can ask the tenant to pay for maintenance/insurance, etc but that will add to the £500 pcm, which will eat into the viability (potentially)

A shop would be an investment as it has an intrinsic value were you to sell it. Investing £100k into a shop, you wouldn't be looking to depreciate it as a cost, because the shop would still have a value at the end of your investment period. Based in history, you wouldn't lose money, therefore your rental income is a straight return on investment.

But doing something at home does not have that retention of value - it's more of a capital investment.

If you moved house after 3 years, it would be arguably a negative to have a grooming pod at the bottom of the garden where a random person operates a business, rather than it being an asset that adds value to your home.

You can't break it off and sell the space seperate from the house, so if you put your £10k into this pod, how do you get your initial investment out again without taking it out of the rent?

[PurpleFox]

Thanks for the comment, some good points.

Frimley111R said:

Look at what you wrote here. If they can't get hold of anyone it doesn't sound like there are a multitude of groomers out there, let alone ones looking for space.

I meant that there are a limited number of dog grooming establishments, which are generally very busy and mobile groomers are booking way in advance. But yes, you have a point, that might be because there are few people who want to do it.....what I would be aiming for would be someone experienced, probably been doing it for a while, wants their own place and finds the barriers to entry too high so would rather rent a pod. (barriers being commit to a long lease on a shop, fitting out and buying equipment etc)


I get the argument about the consideration of the neighbours, I am a considerate neighbour and this would one of my major worries, however, as people have said, it's not pet sitting or doggy day care - it's come for an appointment and drop your dog off. Like hair dressing but for dogs. There are already mechanisms in place through local council enforcement if it were causing a genuine nuisance (which I would of course want to avoid anyway).


As far as the return on the 'investment' goes, I didn't think it was too bad. I am comparing it to property, where a 1 bed flat round here would be at least £150,000 so 15x my purchase cost. The rental income from a 1 bed would be £800pcm so only 1.5x (ish) the income from the pod so comparably the return on the pod is good. Yes the flat would be bricks and mortar but the pod isn't worthless as soon as I buy it. I would be inclined to go for a funky looking one rather than a log cabin type thing as it would be unusual and something that I could expect to sell on should the need arise. Expect to loose a few thousand but I am sure there would be a market for it. They are semi portable, delivered on a hiab and just craned into place with a hose connection for water etc like a portacabin.

I am not thinking of a 10 year lease or anything daft, if circumstances changed then it could be moved on.

Edited by PurpleFox on Thursday 30th June 12:34

[jeremyc]

Could you test the concept in a low risk way by offering a mobile groomer (who is looking to find permanent premises) the opportunity to park their van in the space for the pod and see if punters will bring their pooches to them?

[BoRED S2upid]

Muzzer79 said:

But this isn't a shop. It's a piece of land which is part of the OP's house plot, IINM.

You can ask the tenant to pay for maintenance/insurance, etc but that will add to the £500 pcm, which will eat into the viability (potentially)

A shop would be an investment as it has an intrinsic value were you to sell it. Investing £100k into a shop, you wouldn't be looking to depreciate it as a cost, because the shop would still have a value at the end of your investment period. Based in history, you wouldn't lose money, therefore your rental income is a straight return on investment.

But doing something at home does not have that retention of value - it's more of a capital investment.

If you moved house after 3 years, it would be arguably a negative to have a grooming pod at the bottom of the garden where a random person operates a business, rather than it being an asset that adds value to your home.

You can't break it off and sell the space seperate from the house, so if you put your £10k into this pod, how do you get your initial investment out again without taking it out of the rent?

You could try and sell the pod separately. It could have some intrinsic value. That pod looks like something you could move.

[Muzzer79]

PurpleFox said:

Thanks for the comment, some good points.

Frimley111R said:

Look at what you wrote here. If they can't get hold of anyone it doesn't sound like there are a multitude of groomers out there, let alone ones looking for space.

I meant that there are a limited number of dog grooming establishments, which are generally very busy and mobile groomers are booking way in advance. But yes, you have a point, that might be because there are few people who want to do it.....what I would be aiming for would be someone experienced, probably been doing it for a while, wants their own place and finds the barriers to entry too high so would rather rent a pod. (barriers being commit to a long lease on a shop, fitting out and buying equipment etc)


I get the argument about the consideration of the neighbours, I am a considerate neighbour and this would one of my major worries, however, as people have said, it's not pet sitting or doggy day care - it's come for an appointment and drop your dog off. Like hair dressing but for dogs. There are already mechanisms in place through local council enforcement if it were causing a genuine nuisance (which I would of course want to avoid anyway).


As far as the return on the 'investment' goes, I didn't think it was too bad. I am comparing it to property, where a 1 bed flat round here would be at least £150,000 so 15x my purchase cost. The rental income from a 1 bed would be £800pcm so only 1.5x (ish) the income from the pod so comparably the return on the pod is good. Yes the flat would be bricks and mortar but the pod isn't worthless as soon as I buy it. I would be inclined to go for a funky looking one rather than a log cabin type thing as it would be unusual and something that I could expect to sell on should the need arise. Expect to loose a few thousand but I am sure there would be a market for it. They are semi portable, delivered on a hiab and just craned into place with a hose connection for water etc like a portacabin.

I am not thinking of a 10 year lease or anything daft, if circumstances changed then it could be moved on.

Edited by PurpleFox on Thursday 30th June 12:34

I still think you're best off leasing the space for £x of pure profit and getting the tenant to organise facilities, rather than messing around with a pod that you may or may not be able to sell off for an unknown sum at the end of the lease term.

[48k]

What "back of house" facilities would the lessee/staff of the pod have? ie. where would they go to the toilet / wash / hang coats / bags / get changed / make a cuppa / eat their lunch ?