How to buy a pub

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The Acorn.finance guide to
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Honestly – do you have what it takes to run a pub?

The pub trade is tough, the hours are long and you will be responsible for a public facing business, staff and potentially a large, complex building.

You’ll need to welcome all into your “home” (well – almost all!) and be the hub of the community.

You might need to be a charity fundraiser, a shoulder to cry on, a security officer and a cleaner – all in the same day!

You’ll need to demonstrate a knowledge of licensing law (through the BII or NLA course)

Above all – you’ll need to enjoy meeting people, serving them food and drink and being the perfect host.
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We’ve all seen Location Location Location but who’s going to help you find your perfect pub?

Acorn.finance have spent years taking the time to understand customer’s needs and skills and working with all the agents in the pub sector to find the perfect unit.

Our How to buy a pub scheme has helped hundreds of families to find and purchase their perfect pub.

Your perfect pub might be a country inn, a community local, a city-centre bar or circuit pub.   Whatever kind of pub you’d like to buy we’ll show you how to buy a pub and arrange the pub mortgage or loan to get you in.


Before you take the plunge – check out the Morning Advertiser’s first time buyer guide.
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Tenancy, lease or freehold – what’s the difference?

Freehold pubs

If you ask any existing licensee the chances are they will recommend buying freehold – you have the freedom of running your own business with no interference.  You own the property and the business.  As property and business prices rise you’ll get the benefit of that inflation.  A freehold business has security for you to borrow against and, when you get to retirement age, will give you an asset you could rent out to enjoy some income, or sell to give you a lump sum.

The problem with a freehold though is that prices for good pubs can be quite high and so the cost to enter the market can put some customers off or be impossible to reach.

Financing a pub purchase might involve a deposit of between 30% and 40% of the value of the pub.  This might be too much for some customers so have a look at;

Leasehold pubs

Most often leased from one of the big pub companies but increasingly from private landlords, not having to purchase the property surrounding a pub business makes leasing premises a much more affordable option than a freehold.  High rents and tied leases have led the leased sector to a lot of bad press over the last years but there are some great leasehold pubs out there and often, at very affordable premiums.  If financing a freehold pub purchase is beyond your means then consider a leasehold purchase, especially if from a private landlord with the option to purchase the freehold at a later date.  If that’s not an option then a lease is assignable, this means that it can be sold on to another leasee, hopefully, having increased the business over time, at a good profit.

Financing a leasehold pub is much more variable, some tied leases can be difficult to raise significant levels of finance but for a free of tie lease up to 60% of the lease premium value can often be arranged.  Many who do not have the funds available for a lease premium look at the cheaper tenancy option;

Pub Tenancies

The lowest cost of entry to being self-employed in the licensed trade, the pub tenancy has long been seen as the easiest way into the market.  A shorter term arrangement than a lease (3 – 5 years) it’s non-assignable so holds no value within the goodwill.  That means the only entry cost should be the cost of the fixtures & fittings (which the tenant owns, has to buy from the landlord and sells back to the landlord at termination), a rent deposit (around 3 months) and some working capital for stock.

Funding is available through the Acorn.finance lending panel.

Find out how to buy a pub tenancy here.
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Financing a freehold pub purchase

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You

Have you got the experience needed to run a pub, the financial track record and the deposit needed to buy?

Check your credit score with Noddle, Experian or Equifax.  You may have a perfect score but commercial lenders look at the report rather than the score.

Work out your survival budget – how much will you need to live off when you buy the pub?

How much deposit can you put into the pub purchase? For many customers, that’s a 35% deposit against the purchase price.  For a lucky few it can be closer to 30% or if you have no experience you might need to put in 40% or more.  The job of your Acorn.finance commercial mortgage broker is to understand your situation and match you with the ideal commercial mortgage lender.

Acorn.finance have also funded many sitting tenants of pub companies and private landlords to purchase the freehold of their pubs.  Many of these have been funded at more than 90% of the freehold purchase price through an exclusive lending product we arranged with some major lenders back in the late 1990s.

The pub

What do the pub’s accounts look like or are we reliant on projections?  What is it’s trade mix and profitability?

Is the pub worth what it’s on the

Banks always prefer pubs with multiple income streams, so pubs offering food and maybe accommodation are easier for a lender to approve than pubs which are wet led or wet only.

That can mean it will be difficult to finance some pubs, especially if you’re only going to your own bank.  It’s important to use an expert broker from Acorn.finance to ensure your proposition is offered to the best commercial mortgage lender for the pub you are buying.

The plan

How  do you intend to operate the pub? Will you be making changes? What will the impact be?

The funder needs to know how you will operate the pub, who is going to do what and how much that will impact on the sales and bottom line.

Have a Big Hairy Audacious Goal as proposed by James Collins in his book Built To Last: Successful Habits of Visionary Companies.

Be realistic – make your targets achievable.

Build your business to work without you – Read The E-Myth by Michael Gerber which will help you to systemise your business and make it scaleable.
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[av_tab title=’

Financing a leasehold pub purchase

‘ icon_select=’no’ icon=’ueb86′ font=’fontello’ av_uid=’av-7v6qi’]

You

Have you got the experience needed to run a pub, the financial track record and the deposit needed to buy?

Check your credit score with Noddle, Experian or Equifax.  You may have a perfect score but commercial lenders look at the report rather than the score.

Work out your survival budget – how much will you need to live off when you buy the pub?

How much deposit can you put into the pub purchase? Deposits needed for leases vary enormously so it’s vitally important to talk to your Acorn.finance broker before you start the process of buying a pub.

Acorn.finance have also funded many sitting tenants of pub companies and private landlords to purchase the freehold of their pubs.  Many of these have been funded at more than 90% of the freehold purchase price through an exclusive lending product we arranged with some major lenders back in the late 1990s.  If it’s possible to arrange the future purchase of the freehold of the pub it’s well worth agreeing on a price and timescale now.

The pub

What do the pub’s accounts look like or are we reliant on projections?  What is it’s trade mix and profitability?

Is the pub worth what it’s on the market for? Lease values vary wildly and as well as understanding the accounts you’ll need to know the next rent review date, is the pub tied for supplies or free of tie, has the current owner considered a Market Rent Option.

Banks always prefer pubs with multiple income streams, so pubs offering food and maybe accommodation are easier for a lender to approve than pubs which are wet led or wet only.

That can mean it will be difficult to finance some pubs, especially if you’re only going to your own bank.  It’s important to use an expert broker from Acorn.finance to ensure your proposition is offered to the best commercial mortgage lender for the pub you are buying.

The plan

How  do you intend to operate the pub? Will you be making changes? What will the impact be?

The funder needs to know how you will operate the pub, who is going to do what and how much that will impact on the sales and bottom line.

Have a Big Hairy Audacious Goal as proposed by James Collins in his book Built To Last: Successful Habits of Visionary Companies.

Be realistic – make your targets achievable.

Build your business to work without you – Read The E-Myth by Michael Gerber which will help you to systemise your business and make it scaleable.
[/av_tab]
[av_tab title=’

Financing a pub tenancy

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You

[av_dropcap1]Y[/av_dropcap1]ou

Have you got the experience needed to run a pub, the financial track record and the deposit needed to buy?   It’s feasible to purchase a tenancy without prior experience but you will need to demonstrate to anyone financing your pub purchase that you know what you are doing!

Check your credit score with Noddle, Experian or Equifax.  You may have a perfect score but commercial lenders look at the report rather than the score.

Work out your survival budget – how much will you need to live off when you buy the pub?

[av_dropcap1]P[/av_dropcap1]ub

What do the pub’s accounts look like or are we reliant on projections?  What is it’s trade mix and profitability?  Is it a tied house having to buy supplies from a pub company or other supplier?

Banks always prefer pubs with multiple income streams, so pubs offering food and maybe accommodation are easier for a lender to approve than pubs which are wet led or wet only.

That can mean it will be difficult to finance some pubs, especially if you’re only going to your own bank.  It’s important to use an expert broker from Acorn.finance to ensure your proposition is offered to the best commercial mortgage lender for the pub you are buying.

[av_dropcap1]P[/av_dropcap1]lan

How  do you intend to operate the pub? Will you be making changes? What will the impact be?

The funder needs to know how you will operate the pub, who is going to do what and how much that will impact on the sales and bottom line.

Have a Big Hairy Audacious Goal as proposed by James Collins in his book Built To Last: Successful Habits of Visionary Companies.

Be realistic – make your targets achievable.

Build your business to work without you – Read The E-Myth by Michael Gerber which will help you to systemise your business and make it scaleable.

[av_dropcap2 color=”default” custom_bg=”#444444″]H[/av_dropcap2]ow to finance your tenanted pub – click here.
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Dennis & Maggie Cottam 3 businesses purchased with the help of Acorn.finance
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[av_icon_box position=’left’ icon_style=” boxed=” icon=’ue869′ font=’entypo-fontello’ title=’Asking for too much ‘ link=” linktarget=” linkelement=’both’ font_color=” custom_title=” custom_content=” color=” custom_bg=” custom_font=” custom_border=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av_uid=’av-jjfjguos’ admin_preview_bg=”]
Only take as much as you need.  Your business is going to have to pay all that money back, with interest so to keep the business as healthy as possible for the future, only take what you need to.
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Crazy as it sounds – not borrowing enough for your business is virtually as risky as borrowing too much.

If you don’t have enough capital to complete the project that you are funding, then the potential of leaving something half finished could be worse than not starting it at all.

Understand all the costs and work in a contingency if it’s needed.

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Lenders want to know who they are lending to, why and how they will get their money back.  Not having up to date accounts, directors on board or basic information available will bring your application to a rapid halt.
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Having bad credit is not the end of the line when it comes to applying for a loan for your business – but not disclosing it can be a major problem.

Check all directors credit before applying and, if there’s something wrong, forget your bank, start working with us immediately.

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[av_icon_box position=’left’ icon_style=” boxed=” icon=’ue84d’ font=’entypo-fontello’ title=’Lacking a business plan!’ link=” linktarget=” linkelement=’both’ font_color=” custom_title=” custom_content=” color=” custom_bg=” custom_font=” custom_border=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av_uid=’av-jjfjguos’ admin_preview_bg=”]
What’s the money for? What difference will borrowing make to your business?

Without a plan the funder is not going to understand why they are lending you the money or when to expect it back!

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A business loan can be a major commitment, understand what you are signing and if in doubt get an expert to explain it to you.
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If you’ve got collateral but don’t want to risk it for your business then why should the lender take a risk on you?

If you don’t have the confidence to back your business then why should they?
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[av_heading tag=’h3′ padding=’10’ heading=’Working with Acorn.finance is better’ color=” style=” custom_font=” size=” subheading_active=” subheading_size=’15’ custom_class=” admin_preview_bg=” av-desktop-hide=” av-medium-hide=” av-small-hide=” av-mini-hide=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” margin=” av_uid=’av-fk2du’][/av_heading]

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The best Return on Investment (ROI)

Working with the best lender for your particular proposition means that your deposit will go further and you’ll be able to buy a more profitable business. Getting the best possible business for your money could man the difference between massive success and failure.  Of course the right business with the most potential is perfect for the some, while tweaking an already good business works for others.

It’s important to understand your personal strengths and skills before settling on which unit to purchase.

Lower Risk

Buying a profitable business means less risk, even if you are borrowing more the fact that the business is already capable of paying the business loan or commercial mortgage then the risk is far lower than that of starting from scratch.

Saving you time – getting the funding you need faster

Working with the Acorn.finance experts will mean you’ll be moving forward with the loan in the bank before the competition have even got off the starting blocks.

By working together we’ll;

  • Gain an understanding of your needs, skills and experience.
  • Work with you and to find and arrange the perfect funding solution.
  • Get the right application pack into the right hands quickly.
  • Work with all the relevant professionals to ensure things progress.
  • Keep working until the day you move in, and beyond.

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[av_heading tag=’h3′ padding=’10’ heading=’I got the best deal and the best service’ color=’custom-color-heading’ style=’blockquote modern-quote modern-centered’ custom_font=’#ffffff’ size=’5vw’ subheading_active=’subheading_below’ subheading_size=’14’ custom_class=” admin_preview_bg=” av-desktop-hide=” av-medium-hide=” av-small-hide=” av-mini-hide=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” margin=” av_uid=’av-2jq4lu’]
Jillie Stross – past and future Acorn.finance customer
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[av_heading heading=’Very quick and easy process which has now enabled me to grow my business. Wouldn’t use anyone else!’ tag=’h3′ style=’blockquote modern-quote modern-centered’ size=’5vw’ subheading_active=” subheading_size=’14’ margin=” margin_sync=’true’ padding=’10’ color=’custom-color-heading’ custom_font=’#ffffff’ av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av_uid=’av-jjfqpnfj’ admin_preview_bg=”]
Jillie Stross – past and future Acorn.finance customer
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[av_heading tag=’h3′ padding=’10’ heading=’We have used Acorn.finance for over 20 years and can’t recommend them enough, very knowledgable, efficient, friendly and would definitely use them again’ color=’custom-color-heading’ style=’blockquote modern-quote modern-centered’ custom_font=’#ffffff’ size=’4vw’ subheading_active=’subheading_below’ subheading_size=’14’ custom_class=” admin_preview_bg=” av-desktop-hide=” av-medium-hide=” av-small-hide=” av-mini-hide=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” margin=” av_uid=’av-4ugitu’]
Les Kynes – past and future Acorn.finance customer
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Acorn.finance work with a broad variety of introducers from a broad variety of sectors including;

  • Business transfer agents
  • Estate agents
  • Accountants
  • Solicitors
  • Mortgage Brokers
  • Financial Advisors
  • Insolvency Practitioners
  • Business Consultants
  • Coaches

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[av_icon_box position=’left’ icon_style=” boxed=” icon=’ue80c’ font=’entypo-fontello’ title=’Acorn.finance franchises’ link=’page,773′ linktarget=” linkelement=’both’ font_color=” custom_title=” custom_content=” color=” custom_bg=” custom_font=” custom_border=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” av_uid=’av-jjfq79e2′ admin_preview_bg=”][/av_icon_box]

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As one of the UK’s leading commercial brokers, Acorn.finance is growing our regional representation.

We’re looking for entrepreneurial business to business experts to join our rapidly expanding team in order to meet our mission of Every business & Every Investor having access to the best possible funding sources.
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Working with a broad selection of bridging lenders in the regulated space and Together Residential Mortgage,  Acorn.finance can package the cases your network stops you processing.
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[av_heading tag=’h3′ padding=’10’ heading=’Superb service from the first phone call to the final transaction. Acorn were fantastic and we would never of got funding without them, we are now in our third year of trading and business is great.’ color=’custom-color-heading’ style=’blockquote modern-quote modern-centered’ custom_font=’#ffffff’ size=’4vw’ subheading_active=’subheading_below’ subheading_size=’14’ custom_class=” admin_preview_bg=” av-desktop-hide=” av-medium-hide=” av-small-hide=” av-mini-hide=” av-medium-font-size-title=” av-small-font-size-title=” av-mini-font-size-title=” av-medium-font-size=” av-small-font-size=” av-mini-font-size=” margin=” av_uid=’av-2i1gyq’]
Lisa Whitney – 5* Customer review
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344 – 354 Gray’s Inn Road

London

WC1X  8BP
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Redwood House

Brotherswood Court

Almondsbury Business Park

Bristol, BS32 4QW,
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Peter House

Oxford Street

Manchester,

M1 5AN
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No 2 Wellington Place

Leeds

LS1 4AP
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83 Princes St.

Edinburgh

EH2 2ER
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Low minimum turnover

Flexible repayment terms

No minimum time trading

Security not always needed (only a Personal Guarantee)

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Extend or replace your overdraft

Use, repay and re-use the facility

Working capital, equipment, wages or growth
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Borrow against future card sales

Flexible repayment options

Pay a percentage of card sales

Less for a quiet month, more if you’re busy
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As a whole of market broker we have access to the major banks and fintech lenders.

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We can also access all the crowdfunding platforms offering;

Loans

Equity investments

Rewards and gifts

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