'Unwanted' stabling

[countryman69]

I wonder if anyone can give a little advice, please?

We are looking to relocate from Herefordshire down to Somerset or Devon and some of the properties we have been looking at have equestrian facilities. Now neither of us are 'into' horses per se but appreciate that others are. So my thoughts were what would be the likely interest in others using the facilities, stables etc for their own horses ? My concerns would be insurance, third-party liability etc. What sort of 'rent' is reasonable? Are there any 'off-the-shelf- legal agreements available? What other 'gotchas' should we be considering?

Many thanks in advance.

 

[Kylara]

Depending on how you rent it really depends on insurance.
You could rent the lot out to someone to run from (need their own insurance, you just cover buidings), you could rent individual stables Diy (would need 3rd party insurance but DIY is cheaper as no responsibility for horses), or you could hire to a pro (would have own insurance and staff and not so much traffic) but it all depends on how many stables/acres and how good the facilities are.

 

[Shay]

It depends on the extent of the facilities. If it is just a stable at home type of thing with single turn out then it is going to be less attractive than several stables, ample turn out and a surfaced school. Especially if a lot of properties locally have stables etc attached.

As the property owner you would be legally liable for the upkeep of buildings, fields and fencing. Also ultimately liable for the welfare of any animals on your land. You would need specific insurance - and do not underestimate the amount of maintenance required - especially for fields. You will also be giving a third party access to your property so you may need to think about access through locked gates and possibly also any security implications for the main house - that will all depend on the layout of the property you buy.

This would be a business so you will pay business rates - but might also benefit from the "mixed use" cap on stamp duty which could be a significant bonus.

Rent for stables & land varies very much area by area so the only real way to get an idea is to look at what the going rate for comparable DIY livery is in your area. People pay far more for facilities like a surfaced school or particularly attractive off road access and far less for a plain stable etc.

The BHS will have a template agreement. But because of the liabilities involved you would be better off asking an equine solicitor to at least glance over it for you.

 

[Red-1]

I have looked at this as I have more stables than I need, and an arena etc. In the event, it would make me liable for having to pay a tax for commercial use on the arena, which would far outstrip what I would get for one extra horse.

Also, as a purely private place I don't have as strict regulations re muck containment etc.

If you have a large yard it may be worth doing properly, but I would personally let as a whole so you don't be drawn into horsey dramas when you have no interest in horses.

Many people do rent out small places informally, and don't declare the income to the tax man, or have insurance etc. Personally I would not be happy to do that.

I am not sure of the legalities if someone takes on the yard in return for maintenance, I imagine that could work, but I would want third party insurance in place. Even on this forum I have seen circumstances where a livery yard owner was going to be taken to court for a visiting builder dropping some nails, and the horse treading on it.

Another thread on here was a horse owner whose land owner re-fenced all the field with barbed wire, professionally fitted, and wanted to sue the land owner for any vets fees due to the fencing.

That is the trouble, in opening your land you are allowing strangers in, and people with their horses tend to be an intense lot.

Also, many people do not take care of the land as if it was their own, so you would need everything in writing, as regards fencing, weeds, etc. Many rented yards end up looking like a ragman's yard.

The trouble is, IMO, renting stables and land, or livery, is undercut by people not doing it "right" so if you do follow all of the rules you price yourself out of the market.

If you found the right person it may work, but as I said, we decided against.