Unexpected hike in cost of field – wwyd?

[diddy]

Hi everyone. Yesterday had a call from the man who owns my field. He says he wants to increase the rent on it because (a) I don’t want to share with anyone else & (b) I have 3 horses, not the 2 I had when I moved on 18 months ago. Sounds fair enough except that when I moved on I was quite honest & explained why I was wanting my own place & that if he wanted more people on it I would look elsewhere. And secondly, I took the field on for 3 horses but the loan fell through & we’ve only just got around to getting pony number 3. I was also open about that too, so I’ve not sneaked an extra one on, honest!

I love it where I am – 5 acres for 30 pw, no stables, electric or water. I think it’s not bad value. But YO wants me to pay 45 i.e. a 33% increase. I don’t want to cut off my nose to spite my face, but there are several things that would start to annoy me if I was paying more money i.e. half the field goes under water in the rain, some of the fencing is hopeless, the place is littered with YO’s junk that I have to keep horses away from etc. I can perfectly live with all these things but if I’m going to be paying more, I know they’ll start to bug me!

Also, what’s to stop him slapping another increase on me a few months down the line..? This whole thing has started because supposedly someone else wanted to move on with me & YO had to turn them down (50 pw for grass livery for 1 anyone..? Not sure if I believe this btw!)

I guess I’m just feeling a bit sore that he’s justifying the increase by talking about things that were agreed when I moved on. I think I’ve been a good tenant in that I keep the place nice, look after the land & fencing (as far as I’m able!) & always pay for the upcoming quarter on time. I never call him about anything apart from to sort out payment.

There’s somewhere else I could potentially take on much cheaper but I’d really rather stay where I am.

Thanks so much for reading this - WWYD..?

D. x

 

[bonny]

I think you should just pay the increases, it's still a very good rate for having a 5 acre field to yourself.

 

[Adopter]

Can you agree the increase but get an agreement for the next 12 months, plus get him to move his stuff.

 

[MasterBenedict]

Ask for a written contract so that they cannot hike the prices agin for a set amount of time?

 

[dogatemysalad]

I'd move. No facilities, unsafe fencing. junk in field and prone to flooding ? Why stay ?

last year, I paid the same as you for grass livery on 20 acres with stables, field shelters, grass school,electric and water. My 3 horses did share with 4 others but it was in a part of the country where land prices are high.
All maintence was included in the rent.
Are you sure you couldn't rent a field somewhere else ?

 

[diddy]

Argh - is it only me that types out a reply then hits the "reply to thread" button rather than "post" & wipes it all out?!

Ok, so what I said(!) was thanks very much & I think you're all right! I know it's still not a bad rate, it's just its a bit galling that he's putting it up for reasons that are a bit made-up. And I should get him to move his old tat (although it's probably not as bad as I made it sound - mainly a few old pallets & bits of wood). And I should have a contract anyway. And dogatemysalad - I'm v lucky in that there is somewhere I could potentially move but it's not as big or convenient. So bottom line is that as I'm obviously both anti-social & picky I should perhaps be a bit more grateful that I've managed to find somewhere at all

Thanks again all - very helpful.

D. x

 

[AmyMay]

Can you agree the increase but get an agreement for the next 12 months, plus get him to move his stuff.

This is what I would want, and ask.

 

[buddy's mummy]

I'd move. No facilities, unsafe fencing. junk in field and prone to flooding ? Why stay ?

last year, I paid the same as you for grass livery on 20 acres with stables, field shelters, grass school,electric and water. My 3 horses did share with 4 others but it was in a part of the country where land prices are high.
All maintence was included in the rent.
Are you sure you couldn't rent a field somewhere else ?

exactly.

 

[BBH]

I'd just pay up tbh, land is not in plentiful supply for horses and you say it's convenient which is a big plus when we're all so busy.

 

[diddy]

Thanks for the further comments guys. BBH I know you're right but I just want to shout "IT'S NOT FAIR!!" & stomp off to my room

 

[Cobiau Cymreig Wyllt]

Whereabouts in the country are you? In my part of wales, the standard grazing rent is £150 per acre per year. Thus for me I pay £600 annually for 4 acres. I reckon at that rate you'd be paying £14.50 a week! This is regardless of the number of horses (tho farmer obvs wouldn't be happy if I overstocked, but I only have 3 so it isn't)
Agree with others that if you really can't find somewhere, insist on a contract (think technically standard grazing agreements run for 11 mths not 12 but check that) and ask for junk to be cleared and fences sorted.

 

[honetpot]

I think it depends whether the field is convenient for you and what is the going rate for grass livery sharing with others. I have an eleven month license to graze, every year I expect an increase but I try and pay before he asks, TBH I would pay a third more for mine as is within walking distance from my house.

 

[zaminda]

I had a similar situation last year, when the man who owned the field I rented died, and his relatives decided they wanted to put the rent up by more than 60%. I'm afraid to say they were so rude about it, that even though I had negotiated a more palatable rise of 25% I spat the dummy out, and found somewhere else with more land, better fencing, some facilities (I now have access to a school and under cover hard standing) all for what my rent was going up to. Plus I moved in November. I would be looking to move, obviously not cutting of your nose to spite your face, but you may find if you request a contract etc, that he gets rid of you pretty quick, so be aware and ready to move on.

 

[pippixox]

it still isn't a bad rate, he probably heard of someone else getting more for their land. however, i agree that he is still responsible to clear things especially if increasing rent. i would definitely want a contract to stop any more sudden hikes in rent.

 

[L&M]

It does seem a lot - I rent out a 3 acre field for £20 pw for 2 horses, but we are in the shropshire backwaters!!

If this was me I would ask for the price to be set in a contract, and ask if you could have the fencing improved/removal of junk etc to justify the rise.

 

[twiggy2]

wow £45 per week for that is a lot when there is no water and there is rubbish in the field and the fencing is not up to scratch.

I would be looking to move

 

[diddy]

So many replies, thank you!

I think probably the different ideas depend on where you happen to be in the country - it either sounds like a bargain or a ripoff Although like I said somewhere above, it's not so much the amount itself I mind, it's the way they've gone about it by making it seem like I've taken on more horses than agreed & refusing to share, when I was very clear about both at the outset.

Pippixox - that's pretty much what happened. Someone came along with 1 horse & offered him way more than what I'm paying for 3. However, I'm not sure if that really happened. And even if it did, who pays 50 quid a week for grazing with no electric or water?! I'm sure they'd have only stayed for a few weeks until they found somewhere cheaper But they've now planted this idea in his mind that I should be paying much more than I am - grr.

Zaminda - think you're right & I need a back-up plan if he won't compromise. I'm just so fed up as I've just got the measure of the place & I really like it there. But neither am I prepared to be taken for mug (just for once!) Oh for a lottery win & my own place!!

Thanks again all x

 

[Honey08]

If there is someone else around who will pay he has you over barrel really. £15 per horse per week is not bad really.. Four or five acres around here go for about £60/wk but have shelters in them (no electric or water, just butts from the shelter roof.

I would try and have a calm chat with him, say if he wants to put the price up could he clear the field and improve the fencing. I wouldn't have my horses in a field with rubbish in however cheap though.

 

[The Fuzzy Furry]

OP, as others have said, try to get a contract for a 12 month tenancy on fixed rate pcm.

If it were in my neck of the woods, £15-20 per week per horse is about right (average round £60 each pcm) - even with no electric or water, for exclusive use of 3-4 acres, regardless of fence condition.
If water was 'on' then most can expect around £250 - £300 pcm for 3 acres with a shelter round here........more if stables on site.

 

[mon]

£15 a week for grass livery is not dear, can't you request he tidies up junk or help tidy up, just would help to have a contract if only basic so both know where you stand.

 

[hoggedmane]

OP, as others have said, try to get a contract for a 12 month tenancy on fixed rate pcm.

If it were in my neck of the woods, £15-20 per week per horse is about right (average round £60 each pcm) - even with no electric or water, for exclusive use of 3-4 acres, regardless of fence condition.
If water was 'on' then most can expect around £250 - £300 pcm for 3 acres with a shelter round here........more if stables on site.

This sounds a lot! I paid £150 a month for 3 acres with barn , large tack room, 3 stables and water in M3 / M4 corridor ~North Hampshire/ Berkshire border.

My friend has a field to rent out - approx 6 acres with water, mobile shelter and small tack room - She is thinking £200 a month for the lot and she only wants a single occupant.

 

[The Fuzzy Furry]

This sounds a lot! I paid £150 a month for 3 acres with barn , large tack room, 3 stables and water in M3 / M4 corridor ~North Hampshire/ Berkshire border.

My friend has a field to rent out - approx 6 acres with water, mobile shelter and small tack room - She is thinking £200 a month for the lot and she only wants a single occupant.

There you go, different areas
Also, ground conditions can make a difference, where I am is sandy soil mostly, so grazing can be used all yr round and there is no flooding or bog etc...

Next door to me is a just under 3 acres patch that had people queueing to rent for £300 pcm.
Another 2 acres patch with 2 stables has previously got £250pcm.
Neither plot has electric, water is via 1 tap by main gate.

Going rate for DIY is £25 to £30pw with either group turnout or own paddock & stable with limited storage (not usually a school on offer at that price either) usually extra for trailer/box

Just goes to show how different prices are in different locations

 

[YasandCrystal]

I think with no yard, no electric, no water that £15 pw is high - I would be inclined to politely negotiate with him and try and get him down to £12 pw per horse - so £36 pw.

 

[SpruceRI]

What you could do is state that you are a good tenant who has kept the place clean and tidy and not complained about the rubbish and the fencing. State that you're upset at the suggestion that you've 'diddled' him with the third horse as this is what was agreed at the outset, and woe, how you wish you'd signed a contract in the first place.

So going forward (if you definitely want to stay there and are prepared to pay the extra) say that you would now like the written contract, that states who is responsible for the care of the fencing, that you would like the crap removed and sole use of the field, as was first agreed at 'x' price to be reviewed in whatever period.

Being prepared that the chap may get arsey at your suggestions and ask you to leave.

I had a similar thing happen with me. I rented a 1 1/2 acre paddock for 15yrs years that had electric and water onsite. I paid for and put up 2 stables, a tack room and hay barn and paid for part of the fencing - I was on a very cheap rate which had been agreed at the beginning because as far as the field owner was originally concerned, I was doing him a favour in my ponies eating the grass so he didn't have to mow it.

The years went by, and on occasion I'd offer to put the rent up with inflation but he always said no, it was fine.

Then one day about 10yrs into my 'tenancy' he stormed up to me and his words were 'you are ripping me off'. Well I was stunned.

Turned out, he'd been talking to a customer who kept her horse on DIY livery and said she'd pay him 3 times as much as I did to keep her horse in that position as it was near her home and had said that my field owner could achieve a lot more money for renting the yard as they were like gold dust round where we were and much sought after.

I pointed out that I owned the stables, tack room, all the hard standing (slabs) under the stables and in the field gateways, some of the gates and fencing. Perhaps he would like to invite this woman to view the place, which he'd no doubt sung the praises of, and tell her that it simply was 1 1/2 acres of ground, up to your knees in bog in winter and rock hard, lumpy bumpy in the summer, with water and electric laid on, but she would need to supply all the barns. Also, no school or area to exercise which no doubt she had at her livery, and the hacking was crap. Not all that great after all, woman!!

Plus, I paid him in advance, in cash, every quarter. I turned up twice a day, every day, to look after my horses, not once a week as many DIY'ers are prone to do it seems.

My ponies didn't bite his kids or attack the dogs... I repaired anything that needed doing and I'd never caused them any issues.

He went away and thought about it, and I agreed to pay double, and for a while I was frosty to him and he was coy to me.... and then it all settled down and was fine for ever more.

 

[Sunshine]

Hmm, difficult one. Have to admit that I would feel peeved about the way the increase has been 'validated', and would be so tempted to tell him to stick it. But then I am an expert at cutting off my nose...

I'm in NW and have a private yard with 7 acres on which I rented out a stable with secure private storage, water, lights, arena, and all year grazing for £15/wk. The tenant decided to move to another yard when a friend with whom she shared a horsebox and their kids socialised together, rented a 3 acre field with 3 stables for £100/wk, the idea being that sole occupancy freedom was worth it, even with 6 ponies on that acreage. However, it didn't last long and she ended up moving to a much more expensive livery yard with riding arenas because it also ensured her pony got a stable to itself and measured hay instead of being bullied by the other ponies and being unable to maintain weight. So moving didn't work out for her - the grass is not always greener and you have to consider all the possibilities.

 

[SatansLittleHelper]

My friend and I keep our two horses now on approx 3 acres with 2 large automatic water troughs, a very large field shelter and a storage shed (no electric though). We have a contract with our landlord who lives on site and the field is a ten minute walk for either of us from our houses.
We pay £15 per horse per week, though in reality it works out slightly less as we actually pay £60 per horse on the 1st of each month. Landlord is fab at maintenance and even arranged our hay to be delivered and put in the shed next to field and at an incredibly sensible price
In your position I would not stay where you are to be honest x

 

[smellsofhorse]

It's difficult as unless you get s written contract with a fix price for a fixed term the he could put the rent up.again.

Secondly if he were to rent it to 3 different owners the £15 a week would be fair.
I know there is continuity and more straight forward having just one person, but he is obviously thinking more about the money.

 

[SO1]

I think like others have said it depends on supply and demand in your area. With the recession there are probably lots of people looking for cheap grass livery which in turn drives the prices up and having sole use is going to be more expensive as if with group use if one person leaves or defaults on payment the landlord still has income from the remaining people.