Home or livery ?

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Muddywellies

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I have an opportunity to purchase a few acres with planning for a house. I am so undecided as to whether to grab the opportunity, or stay as I am with the horses on livery. I have a very small mortgage (I own about 80% of my house) and it is really lovely, and is low maintenance. I've had horses at home in my younger years so I'm well aware that it's hard work, especially as the horses are currently on full livery. But, I just feel I want the security of having them at home and not having to change yards when something at the yard doesn't work for me anymore. Also having my own arena would be heaven, not having to work around jumps, poo left behind etc. I work from home which would make it all far more do-able. But, as much as other liveries can be frustrating, they can also be lovely and I've made some wonderful friends on yards. So loneliness is a factor. I'm no novice at property development, so I know the build would be stressful. But I do have the most fabulous builders who I trust implicitly. And I wouldn't be doing it on a shoestring. But I just can't decide. Having just finished a development, do I want to go straight into another ? Do I want the tie of not having help with the horses. Do I want to take on a larger mortgage ? But by taking on the mortgage I would be removing my large livery bill. I'm viewing the land next week (though I already know it as I live opposite) so will need to move pretty quickly on this as there are other interested parties. If I don't go for this, I know someone else will do exactly what I want to do and I may feel I've missed a golden opportunity.
 
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I would choose home over a yard, I can't think of a single thing that would make me consider doing the opposite.

It needs to be what you are happy with though, both financially and practically. If you have one horse then are you happy to take on a second to keep yours company if you are going to keep them at home? With regards to the work, are there any reliable freelance grooms in your area? From a financial point of view carry out a thorough long term forecast; looking at your incomings and outgoings, consider how secure your job is, and whether you would be able to manage if you had an unexpected change of circumstances (e.g. were made redundant and ended up out of work for a few months).
 
Birker2020

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I always said I'd want to be on a busy livery yard, but after lock down if I had the choice and could afford my own place I think I'd take that.
The feeling of being out of control and limited (quite rightly I might add) to an hour was very, very hard, in fact it was one of the most anxiety ridden times of my life.
 
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Pearlsacarolsinger

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I would certainly always choose home over livery. Depending on the acreage, could you invite someone to bring their horse, in exchange for help with chores/holiday relief etc? Be careful not to charge for livery though as that opens up a completely different can of worms
 
splashgirl45

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That would be my dream if I could afford help to do the heavy jobs… if you can afford it I would say go for it, have your house built and try it. If you feel lonely is there someone you like at your yard who would like livery ? If a couple of years down the line you are not enjoying it sell up and downsize and put them in livery again, it’s a no brainer for me
 
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I kept mine at home for years then had to switch to livery and hated it so for the past 15 years have been yearning to have them home, now I'm not so sure.

Think about what you do with them and whether you'd still do it at home. Would you hack on your own? Would you feel safe to jump with no one around? Will you have holiday cover? Do you often have impromptu evenings out or weekends away?

I know several people who've moved to have their horses at home and subsequently stopped riding. It seems very sad.

And then there are also the non-horsey questions associated with moving house.

Having your horses at home is the dream for most people but it's not all sunshine and roses.
 
Titchy Reindeer

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I think I would go for it. If it is literally opposite where you already live and you can take your time moving the horses, it's even better. Would funds allow for livery for part of the year/ a few weeks if you needed back-up, didn't want fight with winter mud, etc? That way you could give yourself a break if you needed it for whatever reason.
My horses have been at home for nearly a year now and I always gave myself the option of putting one or both back in livery if needed (I could borrow a companion for my companion if that makes sense). I'm lucky that my girl used to livery just up the road (5km) at the riding school where I still ride and they could always squeeze her in somewhere even at short notice. It's been great having them at home, but I have the best of both worlds that I can go to the riding school for lessons, vet/dentist appointments or just to use a school with lights in winter with just a short trailer ride.
 
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Arzada

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Muddywellies said:
I'm viewing the land next week (though I already know it as I live opposite) so will need to move pretty quickly on this as there are other interested parties
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Often you can view in daylight hours with sales details to hand. Sometimes you need to let the agent/seller know you are viewing. I would be there this afternoon and if I liked it I'd make an offer while on site.
 
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Annagain

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My yard (as in where I keep my horses) is currently on the market and the uncertainty is horrible. I'd love to have mine at home for that security - maybe with a friend or two for company. You could always use a freelance groom for a bit of backup or if you really hate it, sell and go back to livery. Investing in property is always going to give you an asset you can sell if you need/want to.
 
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Muddywellies

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So to answer some questions. I already hack alone so that wouldn't change. I don't jump as I'm a dressage rider (if I do it's really just raised poles). I'm not totally alone as I have a very involved husband. I already have two horses, not just 1. I train regularly with fantastic trainers so that wouldn't change and I can't imagine me riding less than I currently do. I'm a dressage rider (and love my dressage) so I couldn't imagine me letting that slip. I have a very good support network and could send the horses away (locally) for a holiday, though decent freelancers are in such short supply round here that their books are full. Biggest stumbling block so far is that I had my eye on paying the mortgage off and being mortgage free (albeit with livery bills ongoing forever!) Doing this would mean taking on another mortgage.
 
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Livery is only going up and up. If it won't change what you do with them and you're sure you'll have back up when you need it then I think you're over the line. Go for it.
 
ElleSkywalkingintheair

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Absolutely go for it. If nothing else your house with land and stables will be worth more long term than house you almost own now so you have added security of some extra equity in house.

I've had my horses at home, both rented and owned for about 18 years. Occasionally one or two have gone for rehab or schooling livery but this winter I sent one to go on herd turnout for the winter as he has arthritis and is better out 24/7 which isn't possible at home at present. I ended up being told the week before Christmas he had to move as they had 'misjudged' how many horses the land could take so with less than 2 weeks notice, just before Christmas, I had to find somewhere else for him to go so he could be out 24/7. I admit this has massively coloured my view of livery yards so given the option I'd say alway have them at home. I know it's not always possible but if it is, no brainer 😁
 
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Pearlsacarolsinger

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Muddywellies said:
It would be roughly the same
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No brainer then, imho!
The only thing that would put me off would be having to live in a caravan during the build, if that is the case and it would only be relatively short term. Land is always a good investment, they aren't making any more of it!
 
MereChristmas

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A word of caution, which doesn’t mean I wouldn’t buy the land.
How old are you? How strong are you?
I ask as we have had up to 5 horses at home for over 40 years. Now there is only F.

During Covid we realised the restrictions age make now we are retired and the expense of holiday cover. We couldn’t go away for a couple of days as all cover would be booked up months in advance.

My pony is now on full livery and it is great. No hard work and we can holiday at the drop of a hat.

I am lucky in that if the livery closes I can bring F home but I know he wouldn’t be happy alone and we could no longer do the maintenance.

Any way best of luck whatever you decide.
 
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Muddywellies

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Pearlsasinger said:
No brainer then, imho!
The only thing that would put me off would be having to live in a caravan during the build, if that is the case and it would only be relatively short term. Land is always a good investment, they aren't making any more of it!
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Living in a mobile home would be great and far easier than living in a building site like we have in recent months.
 
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Muddywellies

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Meredith said:
A word of caution, which doesn’t mean I wouldn’t buy the land.
How old are you? How strong are you?
I ask as we have had up to 5 horses at home for over 40 years. Now there is only F.

During Covid we realised the restrictions age make now we are retired and the expense of holiday cover. We couldn’t go away for a couple of days as all cover would be booked up months in advance.

My pony is now on full livery and it is great. No hard work and we can holiday at the drop of a hat.

I am lucky in that if the livery closes I can bring F home but I know he wouldn’t be happy alone and we could no longer do the maintenance.

Any way best of luck whatever you decide.
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I'm the same age at my tongue and a little bit older than my teeth 😉. I'm no where near retirement, but also not a youthful 20 something.
 
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Muddywellies

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nagblagger said:
If you know the land do you have to view ? Just put an offer in.. I would love the thought of having mine home but on the flip side, would I miss my friends and 'escaping' from home to do them.
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Yes I do as I only know it to drive past. I've never actually set foot on it or seen the existing buildings.
 
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Mrs G

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Ooh go for it - the chance to build your own home with stables/arena etc - fabulous opportunity! No doubt it will be hard work but I think the rewards would be greater in the end.
 
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