How much would you expect to pay...

[LadyGascoyne]

My husband and I looked at a property today which I have completely fallen in love with and is more than we wanted to spend.

As part of trying to offset costs, I could offer DIY livery. That would include a stable, as much turnout as anyone wanted (mine would be out 24/7), access to an generous office / tack room space and a loo. I would do regular checks, and could turn out, bring in, rug and feed on occasion or if someone wanted to go on holiday. I wouldn’t want the responsibility constantly but would be fine for a few weeks.

Downsides would be no school / manege, although I’d probably be ok with riding in one of the fields, and no off-road hacking without crossing farms by permission so I would expect any rider to be very courteous - the first gate left open would result in no more hacking.

I could probably accommodate parking if somebody wanted to box their horses to hack.

35 minutes to Oxford, an hour from Birmingham, an hour and a half from London, and I would take a weekender’s horse if they were out 24/7 and guaranteed to be seen once a week unless otherwise arranged.

What sort of thing could I charge? I would insure accordingly, of course.

 

[HappyHollyDays]

Just as a comparison in a similar location, I’m on a small yard on a farm which is directly opposite the house, two other liveries and we are all on DIY. Lovely traditional airy stone stables, new 60x20 school with mirrors, 24/7 turnout in well fenced fields, ie no barbed wire anywhere. Massive secure tack room, kitchen with TV, fridge, microwave and a wood burner for winter. All fuel supplied. Huge feed room with hot water shower. Home made hay and straw available. Bridleway directly off the farm and fields to ride in once the cows are off them. 5 minute hack to a BE XC course. £25 a week per horse.

 

[Sandstone1]

In my area that sort of set up is £25 a week, but most also have a school.

 

[LadyGascoyne]

Just as a comparison in a similar location, I’m on a small yard on a farm which is directly opposite the house, two other liveries and we are all on DIY. Lovely traditional airy stone stables, new 60x20 school with mirrors, 24/7 turnout in well fenced fields, ie no barbed wire anywhere. Massive secure tack room, kitchen with TV, fridge, microwave and a wood burner for winter. All fuel supplied. Huge feed room with hot water shower. Home made hay and straw available. Bridleway directly off the farm and fields to ride in once the cows are off them. 5 minute hack to a BE XC course. £25 a week per horse.

Gosh, that’s a really good deal! I am currently renting a field, all my own fencing and my own shelter and it’s costing me £250 per month. No facilities, no running water but a automatic trough. Two horses in it.

 

[The Xmas Furry]

I think you might struggle unless you get a retired or horse needing field rest.
Folk can cope either without a school if they have reasonable hacking or vice versa.
No school and limited hacking only via gated access will not be many people's ideal.
Worth offering retirement or turn away livery?

 

[LadyGascoyne]

Sorry, should have been clearer, the hacking is great but involves crossing private land, which I would have permission to do but I would expect anyone to be really respectful of the privilege.

Once you are off the private land, there is a network of bridleways.

 

[SatansLittleHelper]

I have 24/7 livery across approx 9 acres split into a few fields. No stables but 2 very good sized shelters. No school and we have to ride a short way to off road hacking. No electric but we do have a tap and all fields have self filling troughs.
Our landlord harrows the ground etc and helps us manage the ground.
My friend and I rent this between us for 3 biggish horses and a Shit Pig (mini shetland lol) for 200pcm if that helps.

 

[milliepops]

I think you might struggle unless you get a retired or horse needing field rest.
Folk can cope either without a school if they have reasonable hacking or vice versa.
No school and limited hacking only via gated access will not be many people's ideal.
Worth offering retirement or turn away livery?

i think this is a good idea and would allow you to charge a bit more than for a DIY if you wanted to provide some care but without THAT much extra faff.

(edit after extra post about hacking)

 

[LadyGascoyne]

So if I offered:

Retirement / semi-retirement / weekend happy hacker livery
Out 24/7 with company
Own stable, and storage for kit and tack
Hay
Checks, turnout, feed, rug changes as required
I’ll to feet, vet, physio appointments etc

Would £180-250 pm seem reasonable? Depending on the combination of the above?

 

[milliepops]

that would sound pretty reasonable to me and probably work better for you than a £25pw DIY!

 

[Trouper]

Two years ago I was paying 35pw for DIY. American barn style stable, good turnout and, admittedly, a covered school. However, no feed/hay or any late checks included and no back up for turnout/bring in or vet, farrier visits etc. Midlands area.

 

[LadyGascoyne]

Thanks everyone, it’s probably not going to help all that much with the costs but it’s an option.

The house is just amazing but it’s a rental and we had thought we’d keep costs down until we can buy. We have 2 years left until we can apply for my husbands indefinite leave to remain so we wouldn’t want to buy before his right to stay is sorted out.

We can afford it no problem, but our potential to save would be reduced.

 

[chocolategirl]

Wo

In my area that sort of set up is £25 a week, but most also have a school.

wow?£3.57 per day, less than 15p per hour to keep a horse at this sort of livery set up? you’d wonder why they bother ?

 

[Sandstone1]

Wo

wow?£3.57 per day, less than 15p per hour to keep a horse at this sort of livery set up? you’d wonder why they bother ?

£25-30 is average for Diy with basic stable and grazing.

 

[Wishfilly]

So if I offered:

Retirement / semi-retirement / weekend happy hacker livery
Out 24/7 with company
Own stable, and storage for kit and tack
Hay
Checks, turnout, feed, rug changes as required
I’ll to feet, vet, physio appointments etc

Would £180-250 pm seem reasonable? Depending on the combination of the above?

I think that would be more than fair, especially given the location.

The fact that you will do farrier/vet appointments would be a big bonus for someone! If you get a weekender, you may find they want bedding included too, but you could obviously charge extra for this.

Do you have any sand schools etc within hacking distance?

 

[LadyGascoyne]

I think that would be more than fair, especially given the location.

The fact that you will do farrier/vet appointments would be a big bonus for someone! If you get a weekender, you may find they want bedding included too, but you could obviously charge extra for this.

Do you have any sand schools etc within hacking distance?

Yes, two that I’m aware of and possible access to a xc course but they would need to be paid for separately and arranged with the relevant landowners.

 

[Wishfilly]

Yes, two that I’m aware of and possible access to a xc course but they would need to be paid for separately and arranged with the relevant landowners.

Even so, having the option to school will make it potentially more attractive to people, if they do want to ride.

I would possibly advertise with £180 as a basic price and add any extra services on top- but that might be too much hassle for you!

 

[HappyHollyDays]

Is the new rental house near your existing rented land? You have done so much work there it seems a shame to move but I can see the advantage of stables at home with winter approaching even if they do live out 24/7. Agree with others that a sum PCM is better than DIY per week but adding services during the week could get complicated unless you are available the whole time.

 

[LadyGascoyne]

Is the new rental house near your existing rented land? You have done so much work there it seems a shame to move but I can see the advantage of stables at home with winter approaching even if they do live out 24/7. Agree with others that a sum PCM is better than DIY per week but adding services during the week could get complicated unless you are available the whole time.

Half a mile up the road. It belongs to friends of ours who farm. They contacted us out of the blue but the stables and house are amazing. I just love it!

 

[HappyHollyDays]

Half a mile up the road. It belongs to friends of ours who farm. They contacted us out of the blue but the stables and house are amazing. I just love it!

If you love it that much and can afford it go with your heart. Opportunities don’t come along like that all the time and it sounds perfect.

 

[HashRouge]

If you love it that much and can afford it go with your heart. Opportunities don’t come along like that all the time and it sounds perfect.

I second this, especially if you're likely to be there for at least two years!

 

[Goldenstar]

Go for it life is short .

 

[Winters100]

Are you 'time rich'? I am thinking off the top of my head, but maybe some sort of 'rehab' livery might be something that people would pay for? Horses on box rest walked several times a day, changing dressings etc. Just an idea....

 

[Christmascinnamoncookie]

Think ahead and consider tax, having to do accounts for running a business etc. Is there storage for hay? Will you buy it in then sell on or will clients buy their own? What services can you offer given you work?

 

[teapot]

Please don't forget about your business rates, change of use planning permission (if not already being used for livery) access, storage, increased water bill etc.

 

[The Xmas Furry]

Please don't forget about your business rates, change of use planning permission (if not already being used for livery) access, storage, increased water bill etc.

And liability insurance to top the lot.

 

[LadyGascoyne]

We will have to consider all of that.

We’d probably be taking on 2 horses so under £4500 per annum.

It is a large working farm, with tenants with dairy cows, sheep and horses so I would structure any agreements as for grazing and then possibly hire myself out for the “assisted” bit.

There is a large hay barn which would have to be shared with someone else who stores hay there for his friesians.

Water is (tbc) farm water from a spring, and not charged.

Access is currently a direct road into the farm, used by all who utilise the farm buildings behind the actual house itself so not private. It is a downside of renting the property but we have lived on working farms for the last ten years and don’t really mind too much.

I’d insure myself to the eyeballs.

We wouldn’t need to bring in an income to afford the property but the rental would reduce our capacity to save, so any income would be bolstering our savings rather than used to address costs. If that makes sense.

 

[LadyGascoyne]

Are you 'time rich'?

What services can you offer given you work?

No, I’m very time-poor ? but I do my two, so I don’t mind doing one or two more. I had seven at one point which I know is too much for me at the moment. I think three would be perfect and I could manage 4.

I have step children but no children of my own, and my husband is very helpful with horses and likes tinkering outside with fences and fields. Whatever free time we have is usually spent in the fields.

 

[Goldenstar]

I think you should go for it but I think offering services is a bad idea .
I would use your time to manage the yard and allow a free lance groom to cover anything people needed done .
How many acres grazing is it ?

 

[LadyGascoyne]

I think you should go for it but I think offering services is a bad idea .
I would use your time to manage the yard and allow a free lance groom to cover anything people needed done .
How many acres grazing is it ?

It is about 16 acres but we’d want to cross graze with our friend’s sheep, and rest and rotate. I’m thinking 3 max 4 barefoot horses. Does that seem right?

ETA, there is probably room to negotiate further grazing if I really need to rest something. The immediate fields make up a further 30 acres but the top fields come with the house.

ETA again, heavy duty maintenance would be carried out by farm, so we’d need to do day to day but not the heavy lifting.