Pricing your dog boarding services correctly is one of the most important decisions you’ll make as a facility owner. Set rates too low and you struggle to cover costs; too high and you lose bookings to competitors. This guide covers proven pricing strategies for dog boarding facilities, from setting base rates to building packages that boost revenue without sacrificing occupancy.
Your dog boarding software plays a key role here — modern platforms automate seasonal rate changes, calculate package discounts, and collect deposits automatically so you spend less time on admin and more time on the work that actually earns money.
📊 Crunch your numbers: Use our free Pet Business Revenue Calculator to model your facility’s income and profit across all your services — with seasonal demand and capacity planning included.
Understanding Your Cost Base First
Before setting any rate, you need to know what it costs to board one dog for one night. Many facility owners skip this step and end up undercharging by 20–40%.
Fixed Costs Per Month
Calculate your monthly fixed costs and divide by your average occupied nights:
- Rent or mortgage payment — your biggest fixed cost
- Insurance premiums (public liability, bailee/animal care, property, employers’ liability)
- Software subscriptions (booking system, accounting)
- Loan repayments from fit-out or equipment purchases
- Business rates or council tax (UK)
Variable Costs Per Boarding Night
These scale with occupancy:
- Staff wages per night per occupied kennel (including overnight cover if applicable)
- Food and treats (if provided, or spoilage on owner-supplied food)
- Cleaning supplies and laundry
- Bedding wear and replacement
- Utilities (heat, water, electricity) — often higher in winter for temperature-controlled kennels
Target Margin
For a viable business, aim for a gross margin of 40–55% after direct costs. Net margin (after all fixed overheads) of 15–25% is realistic for well-run UK boarding facilities.
Rule of thumb: If your all-in cost per boarded dog per night is £18, your minimum viable rate is around £30 to achieve a sustainable margin — and your market rate may be significantly higher.
Dog Boarding Pricing Models
Per-Night Pricing
The most common model. Charge a flat rate for each night of boarding.
Typical rates (UK, 2026):
- Basic kennel: £20–35/night
- Premium kennel: £35–50/night
- Luxury suite: £50–80+/night
Pros: Simple to understand, easy to quote Cons: Doesn’t account for variable costs or demand peaks
Tiered Pricing
Different rates based on accommodation type or service level:
| Tier | Features | Price Range |
|---|---|---|
| Standard | Basic kennel, shared outdoor time | £20–30/night |
| Comfort | Larger space, more outdoor time | £30–40/night |
| Premium | Private suite, enrichment included | £40–55/night |
| Luxury | XL suite, webcam, premium add-ons | £55–80+/night |
Tiered pricing works well because it captures different willingness-to-pay segments without excluding budget-conscious owners.
Multi-Pet Discounts
Common discount structures:
- Second pet from same household: 10–20% off
- Third pet and beyond: 15–25% off
This increases revenue per booking while rewarding loyalty and filling space more efficiently.
Creating Profitable Packages
Stay Packages
Bundle multiple nights at a discount to encourage longer stays and fill off-peak nights:
- Weekend Package (Fri–Sun, 2 nights): 5–10% off
- Week Package (7 nights): 10–15% off
- Extended Stay (14+ nights): 15–20% off
These work because longer stays reduce your check-in/check-out labour cost per night and guarantee occupancy across the slot.
Add-On Services
This is where many facilities leave money on the table. Add-ons can increase average revenue per booking by 20–35%:
| Add-On | Typical Rate |
|---|---|
| Extra walk/play session | £5–15 |
| Bath on departure | £15–35 |
| Nail trim | £10–15 |
| One-on-one enrichment | £10–20/session |
| Photo/video updates | £5–10 (or included in premium) |
| Late pickup (after standard hours) | £15–25 |
| Early drop-off (before opening) | £10–15 |
| Training session (if certified) | £25–50 |
Upsell add-ons at booking and again at check-in. Booking software with add-on modules automates this — presenting options during online booking so clients self-select without requiring a sales conversation.
Seasonal Pricing
Demand for dog boarding is highly seasonal. Adjusting prices to reflect demand is both common and expected by clients.
Peak periods: Christmas/New Year, bank holiday weekends, summer school holidays Uplift: 15–30% above standard rates
Off-peak: January, mid-February, September–October (outside school holidays) Strategy: Maintain rates or offer targeted promotions to loyal clients
Mid-season: Spring half-terms, Easter Uplift: 10–15% above standard rates
Good boarding software handles this automatically — set date-based pricing rules once and the system applies the correct rate at booking without manual intervention.
Setting Your Prices: A Three-Step Framework
Step 1: Calculate Your Floor Price
Your floor price is the minimum you can charge and remain profitable. Work backwards from your cost base:
- Monthly fixed costs ÷ average occupied nights = fixed cost per night
- Variable cost per night (staff, supplies, utilities)
- Sum = your true cost per boarding night
- Add desired margin (e.g., 45%) = floor price
If your floor price is above local market rates, you have a cost structure problem to solve — not a pricing problem.
Step 2: Research Your Competitors
Check what comparable facilities charge in your area:
- What’s the average per-night rate for similar accommodation types?
- What’s included at each price point?
- Do competitors charge extra for medications, specific feeding, or late pickups?
- Are there facilities charging significantly more? What justifies their premium?
Don’t just match the cheapest option. Competing solely on price compresses margins industry-wide and attracts price-sensitive clients who are first to leave when a cheaper option appears.
Step 3: Position Your Value
Price what your facility is actually worth. Factors that justify premium rates:
- Low staff-to-dog ratios
- Modern, spacious kennels or suites
- Certified staff (canine first aid, behaviour credentials)
- Webcam access for anxious pet parents
- High Trustpilot or Google Review scores
- Specialist accommodation (senior dogs, small breeds only, reactive dog handling)
Optimising Revenue Per Run
Track revenue per available run per night (RevPAR) — the key metric for boarding facilities, equivalent to hotel RevPAR. Calculate it as:
RevPAR = Total boarding revenue ÷ (number of runs × nights in period)
A 20-run facility with 70% average occupancy at £40/night has RevPAR of £28. Push occupancy to 80% or average rate to £45 and RevPAR rises meaningfully. Both levers matter.
| Scenario | Occupancy | Avg Rate | RevPAR | Monthly Revenue (20 runs) |
|---|---|---|---|---|
| Base | 70% | £40 | £28 | £16,800 |
| Better occupancy | 80% | £40 | £32 | £19,200 |
| Better rate | 70% | £48 | £33.60 | £20,160 |
| Both improved | 80% | £48 | £38.40 | £23,040 |
The table illustrates why chasing occupancy at low rates is a trap — raising rate 20% with the same occupancy produces similar revenue improvement as a 14-point occupancy jump.
Deposit and Cancellation Policies
A clear deposit and cancellation policy protects revenue and reduces no-shows.
Deposit Policies
- Require 25–50% deposit at booking
- Non-refundable for cancellations within 7–14 days of check-in
- Applies to final bill at checkout
Recommended Cancellation Structure
| Notice Given | Client Refund |
|---|---|
| 14+ days | Full refund |
| 7–13 days | 50% refund (or deposit retained) |
| Less than 7 days | No refund |
| No-show | Full charge; future bookings require full prepayment |
Enforce this consistently. Exceptions undermine the policy and encourage future cancellations.
Common Pricing Mistakes
Undercharging: The most common mistake among new operators. Covering costs isn’t a strategy — you need margin for equipment replacement, staff development, and unexpected expenses.
Ignoring occupancy impact: High occupancy at very low prices produces less profit than moderate occupancy at appropriate rates. Calculate RevPAR, not just occupancy percentage.
No deposit policy: Deposits reduce no-shows by 40–60% and improve cash flow. If you’re not collecting deposits, start immediately.
Pricing complexity: Multiple overlapping discounts, confusing add-on structures, and unclear seasonal rules frustrate clients at booking. Keep your structure simple and transparent.
Not raising prices annually: Your costs increase every year. If your rates don’t, your margins shrink. A 5–8% annual increase, communicated to loyal clients in advance, is standard practice and generally accepted.
Underpricing peak demand: If you’re fully booked over Christmas every year, you’re charging too little for that period. Peak demand is the time to maximise RevPAR.
Frequently Asked Questions
How often should I review my pricing?
Review your base rates annually (January is ideal). Review seasonal uplift before each peak period. If costs spike — energy prices, minimum wage increases — review immediately rather than absorbing the impact.
Should I match the cheapest facility in my area?
No. Competing on price alone attracts the least loyal clients and squeezes margin. Instead, understand what the cheapest facility offers and ensure you can articulate why yours is worth more.
Can I charge different rates for different dog sizes?
Yes. Many facilities charge a size premium for large breeds, which reflects the additional space, food, and handling complexity. A supplement of £5–10/night for large breeds is common and well-accepted.
How do I introduce price increases without losing clients?
Give loyal clients advance notice (4–6 weeks). Frame increases in terms of rising costs and continued investment in the facility. Most clients who’ve had a good experience accept reasonable increases — those who leave for £5/night savings were likely your least loyal bookings anyway.
