In short: A house sitting business looks after clients' homes, and often their pets, while they are away. You can start small with low costs, but you need clear contracts, the right insurance, a system for keys and security, and – if you board animals in your own home – you may need a council licence.
What house sitting involves
House sitters look after a property while the owner is away. Depending on the client, that can mean:
- staying overnight or living in for the whole trip
- daily or twice-daily visits instead of staying
- caring for pets, including feeding, walking and giving medication
- watering plants, collecting post and putting bins out
- opening and closing curtains so the home looks lived in
- letting in tradespeople or cleaners
You might offer one service or several. Being clear about what you do and do not do will save misunderstandings later.
Step 1: Choose your niche and area
Think about who you want to serve. Options include pet owners, holiday-home owners, older people who travel to family, or landlords between tenants. Choose a realistic area you can cover, especially if you offer daily visits rather than live-in stays.
Step 2: Check if you need a licence
House sitting itself does not usually need a specific licence. But if you take care of other people's animals, rules may apply:
- Looking after pets in the owner's home is usually treated differently from boarding them in your own home.
- If you board cats or dogs in your own home, or run dog day care, you will usually need a licence from your local council.
Rules differ between England, Wales, Scotland and Northern Ireland, so contact your local council's licensing team before you start offering animal care.
Step 3: Get the right insurance
Insurance is important because you are responsible for someone else's property, keys and possibly pets. Ask a broker about:
- Public liability insurance – if you damage property or someone is injured
- Care, custody and control cover – for damage to things in your care
- Key cover – for the cost of replacing lost keys and locks
- Pet care cover – if you look after animals
- Employers' liability insurance – a legal requirement once you employ staff, with cover of at least £5 million
Step 4: Build trust
Clients are giving you their keys, so trust is everything.
- Consider getting a basic criminal record check. In Scotland this is done through Disclosure Scotland; in England and Wales through the Disclosure and Barring Service (DBS).
- Ask happy clients for genuine reviews you can share.
- Meet every new client before the booking.
- Have a clear privacy policy for the personal information you hold.
Step 5: Use a written agreement
A simple agreement protects you and the client. Include:
- the dates and services
- the price, deposit and cancellation terms
- house rules, such as guests, smoking and use of utilities
- pet care instructions and the vet's details
- emergency contacts and what to do if something goes wrong
- how keys are collected and returned
Step 6: Set your prices
Look at local competitors and work out your costs, including travel time, fuel and insurance. Many sitters charge per night for live-in stays and per visit for drop-ins, with extra charges for multiple pets, medication or late bookings. Do not undersell yourself – being reliable and insured is worth paying for.
Step 7: Keep keys and data secure
- Label keys with a code, never with the client's address.
- Store keys in a locked box.
- Keep client details in a secure, password-protected system.
- Return keys promptly and get confirmation.
Step 8: Choose a business structure
You can start as a sole trader, but many people form a limited company because it keeps business and personal finances separate and can limit personal liability. A company also looks more established to some clients. If you work from home, a professional business address can keep your home address private.
Whichever structure you choose, register with HMRC on time and keep records of your income and expenses. Speak to an accountant about which structure suits you.
Step 9: Market your service
- Create a simple website and free business listings.
- Partner with local vets, groomers and estate agents.
- Ask satisfied clients to recommend you.
- Post photos of happy pets (with the owner's permission).
How Form My Company can help
We can form your limited company quickly online – most companies are registered within 24 hours. Our Digital Package costs £290 and includes the Companies House fee, VAT and Corporation Tax registration. Working from home? Our Privacy Package (£1,000) adds a registered office, a director service address and a virtual trading address for the first year, so your home address stays off the public record.
Frequently asked questions
Do I need a licence to start a house sitting business?
Usually not for house sitting alone. If you board pets in your own home or run dog day care, you will usually need a licence from your local council.
What insurance does a house sitter need?
Public liability, care, custody and control cover, and key cover are common. Pet care cover helps if you look after animals. You must have employers' liability insurance if you employ staff.
Should a house sitting business be a sole trader or limited company?
Both can work. A limited company keeps business finances separate and can limit personal liability. An accountant can advise on the best option for you.
How do I get clients to trust me with their keys?
Meet clients first, use a written agreement, store keys securely without addresses, carry insurance and consider a criminal record check.