Insurance question about renting land+stables

[Randonneuse]

Hi,

My friend and I may be moving to a new place soon where only the 2 of us would be (yayyyyyy!!!) and I would like to know if the owner of the land we would rent would need to have any kind of insurance please?
If so what would he need to have?

Any advice you could give us on renting land+stables from a "private" person? (as opposed to a yard where we are at the moment)

Many thanks

 

[joeanne]

He doesn't NEED to have insuance of any kind at all. You however might want to cover yourselves by taking your own policy as if your lease states you must return the land and stables in the condition you got them, and then had say....a fire (god forbid!) you are covered and would only be liable for the excess.
Check contracts VERY carefully for hidden extra's, and find out whether your monthly bill includes water, rates etc (although I would imagine electric would be down to you via a bill in your name).

 

[Hippona]

Its down to you as tenants to organise your own insurance....in my tenancy agreement I have to have my horses insured for Public Liability and 3rd party damage/injury etc at minimum.

(The building themselves are not insured- they are only wooden stables - the landlord made this decision and as its her property its up to her.)

My agreement is very comprehensive- down to keeping it weed clear, digging up ragwort etc, re-seeding etc etc.

Make sure you know who is responsible for maintaining fences etc.....

(Our landlady was happy to change the contract so that she has to give us 6months notice- bit OTT possibly but we have 3 horses and to find somewhere decent would be a struggle)

Go for it.....best thing I ever did

 

[Randonneuse]

Thanks very much

Rent wouldn't include water (extra) and as it is a generator there for electric we would have to buy petrol ourselves.

Thanks poppymoo the 6 months notice sounds good, I'll see if we can get the same thing on our contract. (haven't seen the contract yet but we have asked to get one)

Will cost more than where we are at the moment but at least we will be free to do what we want!

 

[Gluttonforpunishment]

From the landlords point of view, depends whether the land is part of their private home or part of an existing farm.

Renting it will affect their existing insurance and they must inform their policy provider.

Are you planning on having a grazing licence or a full assured shorthold tenancy? If you / landowner is not sure of what is most applicable contact a local RICS surveryor and they will draw it up for you.

Key points - make sure land owner, as well as you, has liability insurance in place, ensure that you establish who is responsible for damage caused to structures / services / hedges / gates / fences.

 

[Laur]

I rent land and put my own stables there. The landowner doesnt have any insurance but I have my own for the horses. We pay every 6 months and our rent covers water and electricity. We (me and my mother) have a contract and it states what is included. The contract should state: length of the contract and when it is renewed, rate (including water electric), who is expected to maintain field and fencing, if you have sole use of the field (incase the landowner puts more horses in there), amount of notice required from both parties, number of horses you are allowed in the field. Also if you end up putting your own stables or field shelter up you should include this in the contract that they belong to you incase the landowner tries to claim it. Trying to remember whats in my contract! Hope this helps to a certain extent.

 

[Randonneuse]

Thanks again

Gluttonforpunishment I am not sure about "grazing licence or a full assured shorthold tenancy" as we have never rented land before?

Why do we need to have one or the other?

Sorry about the questions!

 

[Gluttonforpunishment]

Basically the landlord needs to take advice from a professional land agent which contract is most applicable to your situation.

Depending upon what the land is, who is responsible for doing what and what you will be using it for i.e. purely grazing or also for schooling, will dictate this.

Agricultural RICS surveyors do this all the time, most are a nice bunch who are happy to explain the various options, you may find your new landlord has all of this in hand - it is they who need to arrange this side of things not you.

Just please make sure you both have liabilty cover in place to cover any unforeseen occurances e.g. breakouts, damage to people or property etc.

 

[Randonneuse]

Thank you Gluttonforpunishment we will check all that