What to Look For When Choosing a Grooming Business Location

Location can make or break a grooming business. The wrong spot leaves you invisible to clients, stuck with high rent, or zoned out of grooming altogether.

The right location puts you in front of pet owners, offers reasonable terms, and sets you up for growth.

This isn’t just about finding cheap rent—the cheapest space might be undesirable, and the busiest street might have parking issues that drive clients away. Here’s how to evaluate locations for a grooming business.

Location Types for Groomers

Different types of spaces suit different business models:

Strip mall or shopping center
High visibility, established foot traffic, parking usually included. Often expensive and may have restrictions on renovations or operations.

Standalone building
More flexibility and potentially better parking. May require more buildout. Visibility can vary widely.

Industrial or light commercial
Lower rent, more space, fewer restrictions. Often lacks visibility and may feel less welcoming to retail clients. Works for high-volume operations or mobile bases.

Converted retail space
Vacant retail spaces sometimes work for grooming. May require plumbing upgrades. Landlords may be flexible and negotiate.

Home-based
Lowest overhead, but zoning restrictions, client perception issues, and home/work mixing are challenges. Legal in some areas, prohibited in others.

Mobile only
No fixed location required—just van parking and possibly storage. This is a different business model entirely.

No single type is best—it depends on your market, budget, and model.

Visibility and Accessibility

Can clients find you and reach you easily?

Visibility Factors

• Street frontage—can drivers see your sign?
• Foot traffic—people walking by
• Proximity to other pet businesses—vet clinics and pet stores bring natural traffic
• Signage rights—does the landlord allow visible signage?

Accessibility Factors

• Parking availability—critical for clients bringing dogs
• Easy in-and-out for vehicles
• ADA accessibility
• Loading zones or pull-up areas
• Street type—busy road vs. quiet street

Parking is critical:
Pet owners carry dogs, carriers, and leashes. If parking is difficult, they’ll go elsewhere. Count spots, check peak times, and visit at different hours.

Zoning and Permits

Zoning can prevent your business before it starts. Always confirm legality before signing a lease.

What to Verify

• Commercial zoning allowing pet services
• No restrictions on animal-related businesses
• Noise ordinances—barking can trigger complaints
• Waste disposal requirements
• Signage regulations

How to Verify

• Call your local zoning/planning department
• Ask specifically about “pet grooming” or “animal services”
• Obtain written confirmation if possible
• Check if nearby businesses have had complaints

Home-based grooming:
Often requires special permits or home occupation licenses. Many residential zones prohibit commercial pet services. Check before committing.

Lease Terms to Negotiate

Lease negotiation can save—or cost—thousands. Don’t accept terms blindly.

Key Terms

Base rent
Compare monthly rent to similar spaces in the area and ask what previous tenants paid.

NNN (Triple Net)
You pay base rent plus property taxes, insurance, and maintenance. Pass-through costs can add 20–40% to your rent. Calculate total occupancy cost.

Lease length
3–5 years often gets better rates but locks you in. Shorter leases offer flexibility but may cost more.

Options to renew
Protects you from sudden rent hikes or losing the space after building your business.

Buildout allowance
Money for renovations, plumbing, and equipment installation. Negotiate landlord contributions, especially in soft markets.

Personal guarantee
You may be personally liable if the business can’t pay. Negotiate limits if possible.

Assignment/sublease rights
Ability to transfer the lease if selling or leaving the business.

Exclusive use
Prevent other groomers from leasing nearby. Negotiable in smaller centers.

The Numbers Check

Before signing, ensure the location is financially viable.

What to Calculate

Total monthly occupancy cost
Base rent + NNN/CAM + utilities + insurance (if not included)

Occupancy percentage
Total occupancy ÷ projected revenue. Keep under 15–20%; >25% is risky.

Buildout costs
Plumbing, flooring, equipment, reception area, signage. Get contractor quotes.

Moving/startup costs
Security deposit, utility deposits, moving expenses, downtime.

Example Calculation:

• Base rent: $2,000/month
• NNN: $400/month
• Utilities: $200/month
• Total: $2,600/month
• Projected revenue: $15,000/month
• Occupancy %: 17.3% (acceptable)

Large buildout costs require strong confidence in location.

Evaluating Competition

Some competition is healthy—it can create a pet business destination.

What to Check

Existing groomers
How many are nearby? Prices? Busy periods? Market gaps?

Complementary businesses
Vet clinics send referrals; pet stores create foot traffic.

Saturated markets
Too many groomers nearby makes entry challenging.

Market research
Drive around, call competitors, review online feedback, and identify differentiation opportunities.

Assessing the Space Itself

Physical space matters for operations.

Plumbing
Must handle tubs and drainage; old systems may require costly upgrades.

HVAC
Wet dogs and dryers create heat and humidity. Ensure adequate climate control.

Flooring
Waterproof, easy to clean, slip-resistant. Avoid carpet.

Electrical
Dryers require multiple outlets and dedicated circuits; consult an electrician.

Layout
Efficient flow from reception → bathing → grooming → drying.

Size
Enough room for grooming stations, reception, and storage without being cramped.

Natural light and ventilation
Improves working conditions and reduces utility costs.

The Neighborhood

The surrounding area impacts clients and employees.

Demographics
High-income areas support premium pricing; know your target market.

Safety
Clients and employees must feel secure.

Growth trends
New housing brings clients; declining areas reduce potential.

Traffic patterns
Easy access from major roads and residential areas.

Client proximity
Grooming is recurring—clients prefer local locations.

Red Flags to Watch For

• Environmental issues (industrial contamination, underground tanks)
• Problematic landlords (unresponsive, restrictive, negative reviews)
• Unclear costs—get everything in writing
• Excessive vacancy—a warning, not a bargain
• Infrastructure problems (old plumbing, electrical, HVAC)
• Too-good-to-be-true rent—investigate before committing

Mobile Grooming: A Different Approach

An alternative if brick-and-mortar is expensive or risky.

Advantages

• Lower overhead
• Flexible service areas
• Client convenience
• Lower startup costs

Disadvantages

• Vehicle expenses and maintenance
• Weather dependency
• Limited daily capacity
• Van purchase or financing required

Location considerations

• Overnight parking
• Storage space
• Service area and driving distances

Many groomers start mobile and later open a physical location—or vice versa.

Making the Decision

After research, how do you choose?

• Create a scoring system
  Rate locations on cost, visibility, parking, space quality, and lease terms.
• Visit multiple times
  Check different days/times for traffic and accessibility.
• Talk to neighbors
  Other business owners provide insight on pros and cons.
• Imagine day-to-day operations
  Reception, dog flow, deliveries, and workflow.
• Trust your gut (but verify)
  Intuition picks up signals, but always confirm with data.
• Have an exit plan
  Consider lease length, buildout investment, and relocation options.

Frequently Asked Questions

How much should I budget for rent?

Keep occupancy costs under 15–20% of revenue. Exceeding 25% is risky.

Is it better to buy or lease?

Leasing offers flexibility and lower upfront cost. Buying builds equity but ties up capital and requires property management. Most start by leasing.

How long should my lease be?

Three to five years is standard. Include renewal options. Avoid long leases in unproven locations.

What if I outgrow the space?

Look for expansion potential or relocation options in lease terms.

Should I hire a real estate agent?

Commercial tenant agents can help find properties and negotiate leases at no direct cost to you. Helpful for those unfamiliar with commercial real estate.