Where do I stand on this?

Lady La La

Lady La La

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I rent some land from a (non horsey) lady and IMO I have quite a good deal.
I pay her £150 a month for just under 5 acres of grazing, two stables and a haybarn/tack shed.
My two horses have always lived out, using the stables as shelter as and when they wanted, However I have recently taken on a loan horse who is stabled at night and I noticed last night her stable roof was leaking slightly, only a very small trickle that runs along the side wall but a leak none the less.

I have no contract in place with the owner, she's always been super lovely and leaves me to get on with it. In return I try to solve any maintenance issues around the place myself - But there's no way I can afford to replace this roof, (OH says the whole thing will need replacing as the current roof is SO old) and I know she isn't going to want to replace it either.

I dont want to lose this yard by pushing my luck and asking her to sort this problem, similarly I'm not sure its really down to her either as I dont exactly pay her much rent, but as mentioned before I can't afford to do it all myself, as it sounds like quite a costly bit of work!

What would you guys do? Do I tell her about it and suggest maybe paying half each? I'm worried that I will put a bit of money into this yard, and with no contract in place or anything She could at any time force me to leave and my money would be wasted?!

Sorry for the long rambles. Coffee and doughnuts etc. :o
 
Perhaps you could sit down with her, roll off a few options, see what she says? Air your concerns about putting money into it with no contract - she might suggest you get a contract together or something for your piece of mind?
 
I'd tell her about it, explain you believe that both of your are partly responsible but you don't want to create any bad feeling so if she is in any way unhappy with that situation then you would sort it. TBH you have got a great deal there and I'd maybe make do the job if you can and save the pennies to have it done properly when you can. I'd be reluctant to rock the boat having a cushy number like that. ;)
 
jsr said:
I'd tell her about it, explain you believe that both of your are partly responsible but you don't want to create any bad feeling so if she is in any way unhappy with that situation then you would sort it. TBH you have got a great deal there and I'd maybe make do the job if you can and save the pennies to have it done properly when you can. I'd be reluctant to rock the boat having a cushy number like that. ;)
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I know, I really am quite lucky, and I really dont want to lose what I've got!
I will definately chat to her, even if its just to say that I'm going to see if I can get a repair done.

Thanks guys :)
 
Personally I wouldn't pay the ££££'s the replace the roof, the property is not yours and you could lose it and your money at any time. I would possibly suggest that you pay a bit more rent - £200 a month say, and get her to replace the roof. At the end of the day it's her property and her problem.
 
Sanolly said:
Personally I wouldn't pay the ££££'s the replace the roof, the property is not yours and you could lose it and your money at any time. I would possibly suggest that you pay a bit more rent - £200 a month say, and get her to replace the roof. At the end of the day it's her property and her problem.
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Trouble is, I dont think she will replace it... She had people who didnt use the stables here before me, and could quite easily get others in who dont want the use of stables and I'm worried that as soon as I say that I'd like her to sort the problem out, she'll send me packing and I'll have three horses to put into livery somewhere which really will cost a bomb!
 
hch4971 said:
what sort of roof does the stable have,?
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Gah. I have no idea. The outside looks to be like corrigated metal, or something? and the inside of the stables has like cloth type... material attached to the ceiling, which seems to be a wooden frame stuffed with well. Erm. Stuffing? I don't know. I've never seen anything like it!
Will ask OH for the technical terms tonight, as I'm guessing none of that made any sense?! :o
 
Possibly a stupid question: could you not just swap the stabled horse into the other stables for a while and ignore the problem?

Obviously that isn't a long-term solution if the roof is deteriorating all over but I think it is what I'd do given the same situation.
 
I think you know you have a good deal here and so does the owner who as you say can find replacement tenants very quickly.

I'd get OH to cobble repairs to make it watertight if not pretty and get on with things. If the roof completely collapses thats another issue.
 
ok, so it is the outside that you need to make watertight, and if it is only a slight leak at the moment it shouldn't be too difficult to 'bodge' it well enough to get at least another few years out of it. You need to find out where it is coming in and then decide the best way to do it, if it is an apex roof it is often the centre ridge that leaks, this can be cured by using a 'weather board' above the apex along the length of the roof to deflect any rain from the centre. Look for leaks around the holes where the sheets are fixed to the roof timbers, these can be cured by using silicone sealant or similar that is suitable for outside use, There are loads of ways to long term repair for practically nothing and should be suitable for anything other than a roof that is no longer safe.
 
You have a very good deal going on there, can you moved the horse into the stable that does not leak for the time being.
Speak to your lady and explain the situation about your concerns and maybe agree to both get the job done between you.
Can the roof not just have a new bit of corrugatted pout on as a temporary measure then look at getting it done in the spring/summer
 
Thanks everyone, Will do as you have all suggested!

I know I have a good deal, and certainly don't want to make life difficult for myself!

Both stables are leaking, albeit very slightly so moving horse wont make much difference.

I definately think the roof is still safe, so will get OH on the repairing case and see what we can come up with!

Thanks all :)
 
Could you perhaps get someone out to give a free quote on the work?

I know someone who rents a yard and one of the stables is leaking and needs sorting but they can't do it themselves as the stables are so old that there is asbestos in the roof; fine at the moment with it not being disturbed, but start meddling and there is a whole new problem.

Once you have the quote and details of the work involved, see if you can afford it yourself or approach the lady. I would be concerned though if you paidf for the whole work that you may be setting a "dangerous" precedent if future works were required later on...talk to her and make sure you both know where the both of you stand. TBH if she is the sort of person to shunt you off because you ask a question, why live in fear and be there anyway?

Hope you get it sorted, would like to hear what happens :)
 
I would also be wary of doing any work yourself in case there is asbestos. Hopefully you can find someone who can give a rough idea of costs... work out how long you want to stay there for and see if you can increase the rent each month to cover the repair.
The owner will be putting the money in up front but getting it back through the rent and she is the one left with a better property. Win win situation if she goes for it :D
 
fine_and_dandy said:
Could you perhaps get someone out to give a free quote on the work?

I know someone who rents a yard and one of the stables is leaking and needs sorting but they can't do it themselves as the stables are so old that there is asbestos in the roof; fine at the moment with it not being disturbed, but start meddling and there is a whole new problem.

Once you have the quote and details of the work involved, see if you can afford it yourself or approach the lady. I would be concerned though if you paidf for the whole work that you may be setting a "dangerous" precedent if future works were required later on...talk to her and make sure you both know where the both of you stand. TBH if she is the sort of person to shunt you off because you ask a question, why live in fear and be there anyway?

Hope you get it sorted, would like to hear what happens :)
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Thank you for the advice!

Have just spoken with my OH who said exactly this. He has agreed to do what he can to fix the problem for the time being, but is going to try an dget a quotation done on it, so that at least we have an idea of what a 'proper' repair is going to cost.

I didn't mean to paint YO in a bad light, she's been nothing but lovely to me whilst i've been with her, but from the look of how old the stables are, I think they have not had any attention for a number of years, and i think given the choice of having to spend money on them, or getting new folk in who wont kick up a fuss, Im fairly sure I know what she'd do!

Will update you all as soon as I can! :)
 
I would have a chat with your landlord as it is in her interest to maintain her property. A leaking roof will cause damage to the rest of the structure which will cost far more long term to repair.

With her permuission I would get some quotations in to get the job done professionally and see how much it will cost.

It may be that she would agree to reduce the rent if you pay for the roof to be repaired.
 
Thought I'd update you all on this situation...
Had someone out to look at the roof, it is aspesdos (sp?) that is starting to flake on the INSIDE of the roof. Just goes to show how thick I really am, I was was quite happy in my ignorance thiking that it was some kind of corrigated metal :(
The whole roof obviously needs replacing and the aspesdos roof needs desposing of correctly etc. I had a chat with the YO who offered to pay for the entire job. I didn't feel that was quite fair due to how little rent we pay on the property so we are going 50/50 on the cost.
For the mean time, (now I've got over my initial panic of 'omg me and my horses are all going to die') All stable doors are shut and all horses are living out until the job is done.
 
Yeah, it's not the best situation to be in! getting rid of the asbestos is costing almost as much as the new roof!
 
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Haven't read whole thread so sorry if I'm repeating what someone else has said... But it sounds like you just need a few box profile roof sheets... Look on eBay they are dead cheap, I have just built a new roof on my barn with 8 huge boxes and a 3 metre walkway with my partner, we did the whole lot for under 1000 so for a stable I would imagine u would just need a few sheets, they'd prob work out in total about 100 quid... You can do it your self too - we did xx
 
EgerdenFarmStud said:
Haven't read whole thread so sorry if I'm repeating what someone else has said... But it sounds like you just need a few box profile roof sheets... Look on eBay they are dead cheap, I have just built a new roof on my barn with 8 huge boxes and a 3 metre walkway with my partner, we did the whole lot for under 1000 so for a stable I would imagine u would just need a few sheets, they'd prob work out in total about 100 quid... You can do it your self too - we did xx
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Thanks for the advice, that's quite interesting, the roofer has given me the option of sourcing the materials myself so may look into that. Certainly don't relish the idea of getting rid of the asbestos roof myself! I'm panicing enough that as it's flaking on the inside me and the horses have all been breathing it in! :(
 
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Who said it was asbestos, was it a professional. Becareful, if you are young, it could be Fibre cement, which looks like asbestos and the guy could be pulling the wool over your eyes, as getting rid of asbestos is hugely expensive and not just anyone can do this. If it is fribre cement, merely change the sheet, which would cost no more than £20, something. Asbestos, as it is so old, was not usually felted on the underside (inner stable ceiling) Generally only with galvanise, fribre cement and onduline have felt roofing underneath (inner stable roof). As you have such a good arrangement and a bargain price, I would speak with the lady, she will probably respect you more for this.
Good luck
 
asbestos is one of the main causes of mesotheliomas (a lethal cancer) please do not JUST remove it and bury it! fantastic that the owner has agreed to a new roof .. look into fitting a clear panel into the new roof it makes stables so much lighter! sounds like you have a nice arrangement, and clearly get along with the owner well. sensible calm communication between both parties is the way to proceed.
 
If it were me I would get the OH up there on a good day (don't do heights myself) with some really heavy duty plastic sheeting, a hammer and nails.

You don't want to rock the boat with the owner of the stables so a cheap but effective repair would seem to be the way forward.
 
ofcourseyoucan said:
asbestos is one of the main causes of mesotheliomas (a lethal cancer) please do not JUST remove it and bury it! fantastic that the owner has agreed to a new roof .. look into fitting a clear panel into the new roof it makes stables so much lighter! sounds like you have a nice arrangement, and clearly get along with the owner well. sensible calm communication between both parties is the way to proceed.
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Whilst this is true it is only when it is broken/damaged or being cut that it throws off the dust that leads to cancer. The flaking would suggest it could be fibre cement rather than asbestos, this was a very common material for roofing barns and such like, I would definitely get a second 'expert' in to check before paying a fortune to dispose of it.
 
Thanks for the replies all, it's definitely asbestos. YO left it to me to arrange for a quote etc and I had two roofers out on Saturday to have a look, both saying the same. One of them said he wouldn't touch it, and the the other has quoted me £1500 for materials and labour, and has given me the option of disposing of the asbestos myself, or having him arrange for it to be taken away. Does that sound about normal? YO has been lovely about it all, don't think I've rocked the boat on talking it through with her, she initially expected to pay for all of it! I think paying half each is a reasonable outcome :)

Eta, the 1500 doesn't include the removal of the aspesdos roof!
 
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