• Welcome to the Chronicle Forums.
    Please complete your profile. The forums and the rest of www.chronofhorse.com has single sign-in, so your log in information for one will automatically work for the other. Disclaimer: The opinions expressed here are the views of the individual and do not necessarily reflect the views and opinions of The Chronicle of the Horse.



Forum rules and no-advertising policy

As a participant on this forum, it is your responsibility to know and follow our rules. Please read this message in its entirety.

Board Rules

1. You’re responsible for what you say.
As outlined in Section 230 of the Communications Decency Act, The Chronicle of the Horse and its affiliates, as well Jelsoft Enterprises Ltd., the developers of vBulletin, are not legally responsible for statements made in the forums.

This is a public forum viewed by a wide spectrum of people, so please be mindful of what you say and who might be reading it—details of personal disputes are likely better handled privately. While posters are legally responsible for their statements, the moderators may in their discretion remove or edit posts that violate these rules. Users have the ability to modify or delete their own messages after posting, but administrators generally will not delete posts, threads or accounts upon request.

Outright inflammatory, vulgar, harassing, malicious or otherwise inappropriate statements and criminal charges unsubstantiated by a reputable news source or legal documentation will not be tolerated and will be dealt with at the discretion of the moderators.

2. Conversations in horse-related forums should be horse-related.
The forums are a wonderful source of information and support for members of the horse community. While it’s understandably tempting to share information or search for input on other topics upon which members might have a similar level of knowledge, members must maintain the focus on horses.

3. Keep conversations productive, on topic and civil.
Discussion and disagreement are inevitable and encouraged; personal insults, diatribes and sniping comments are unproductive and unacceptable. Whether a subject is light-hearted or serious, keep posts focused on the current topic and of general interest to other participants of that thread. Utilize the private message feature or personal email where appropriate to address side topics or personal issues not related to the topic at large.

4. No advertising in the discussion forums.
Posts in the discussion forums directly or indirectly advertising horses, jobs, items or services for sale or wanted will be removed at the discretion of the moderators. Use of the private messaging feature or email addresses obtained through users’ profiles for unsolicited advertising is not permitted.

Company representatives may participate in discussions and answer questions about their products or services, or suggest their products on recent threads if they fulfill the criteria of a query. False "testimonials" provided by company affiliates posing as general consumers are not appropriate, and self-promotion of sales, ad campaigns, etc. through the discussion forums is not allowed.

Paid advertising is available on our classifieds site and through the purchase of banner ads. The tightly monitored Giveaways forum permits free listings of genuinely free horses and items available or wanted (on a limited basis). Items offered for trade are not allowed.

Advertising Policy Specifics
When in doubt of whether something you want to post constitutes advertising, please contact a moderator privately in advance for further clarification. Refer to the following points for general guidelines:

Horses – Only general discussion about the buying, leasing, selling and pricing of horses is permitted. If the post contains, or links to, the type of specific information typically found in a sales or wanted ad, and it’s related to a horse for sale, regardless of who’s selling it, it doesn’t belong in the discussion forums.

Stallions – Board members may ask for suggestions on breeding stallion recommendations. Stallion owners may reply to such queries by suggesting their own stallions, only if their horse fits the specific criteria of the original poster. Excessive promotion of a stallion by its owner or related parties is not permitted and will be addressed at the discretion of the moderators.

Services – Members may use the forums to ask for general recommendations of trainers, barns, shippers, farriers, etc., and other members may answer those requests by suggesting themselves or their company, if their services fulfill the specific criteria of the original post. Members may not solicit other members for business if it is not in response to a direct, genuine query.

Products – While members may ask for general opinions and suggestions on equipment, trailers, trucks, etc., they may not list the specific attributes for which they are in the market, as such posts serve as wanted ads.

Event Announcements – Members may post one notification of an upcoming event that may be of interest to fellow members, if the original poster does not benefit financially from the event. Such threads may not be “bumped” excessively. Premium members may post their own notices in the Event Announcements forum.

Charities/Rescues – Announcements for charitable or fundraising events can only be made for 501(c)(3) tax-exempt organizations. Special exceptions may be made, at the moderators’ discretion and direction, for board-related events or fundraising activities in extraordinary circumstances.

Occasional posts regarding horses available for adoption through IRS-registered horse rescue or placement programs are permitted in the appropriate forums, but these threads may be limited at the discretion of the moderators. Individuals may not advertise or make announcements for horses in need of rescue, placement or adoption unless the horse is available through a recognized rescue or placement agency or government-run entity or the thread fits the criteria for and is located in the Giveaways forum.

5. Do not post copyrighted photographs unless you have purchased that photo and have permission to do so.

6. Respect other members.
As members are often passionate about their beliefs and intentions can easily be misinterpreted in this type of environment, try to explore or resolve the inevitable disagreements that arise in the course of threads calmly and rationally.

If you see a post that you feel violates the rules of the board, please click the “alert” button (exclamation point inside of a triangle) in the bottom left corner of the post, which will alert ONLY the moderators to the post in question. They will then take whatever action, or no action, as deemed appropriate for the situation at their discretion. Do not air grievances regarding other posters or the moderators in the discussion forums.

Please be advised that adding another user to your “Ignore” list via your User Control Panel can be a useful tactic, which blocks posts and private messages by members whose commentary you’d rather avoid reading.

7. We have the right to reproduce statements made in the forums.
The Chronicle of the Horse may copy, quote, link to or otherwise reproduce posts, or portions of posts, in print or online for advertising or editorial purposes, if attributed to their original authors, and by posting in this forum, you hereby grant to The Chronicle of the Horse a perpetual, non-exclusive license under copyright and other rights, to do so.

8. We reserve the right to enforce and amend the rules.
The moderators may delete, edit, move or close any post or thread at any time, or refrain from doing any of the foregoing, in their discretion, and may suspend or revoke a user’s membership privileges at any time to maintain adherence to the rules and the general spirit of the forum. These rules may be amended at any time to address the current needs of the board.

Please see our full Terms of Service and Privacy Policy for more information.

Thanks for being a part of the COTH forums!

(Revised 1/26/16)
See more
See less

Leasing out my barn, in my backyard

  • Filter
  • Time
  • Show
Clear All
new posts

  • Leasing out my barn, in my backyard

    I suck at doing searches, so I apologize if this has been covered a hundred times!

    I have a horse property on 1.25 acres. I have a 3-stall shed-row barn with run-outs attached to each stall. I also have an area (attached to the run-outs) and a round pen plus two hay/tack sheds. Due to finances, I would like to lease/rent out my horse facilities. I do not want to be involved with anything, like feeding or cleaning. I will do maintenance and blade the arena.

    Where do I go from here? I know I'll need a good contract. Does anyone have a good one to start with? What are considerations I need to think of? Let me know the good, bad and ugly. I am only doing this so I can keep my house. I need the extra income.

    By the way, my greatest fear is people not taking care of their horses, deserting them, not paying, and then I'm stuck with their horses and all the problems that come with it.

    ETA: The horse facilities are literally in my back yard, only feet away from my house. No luxury of space!
    Last edited by JumpQH; Dec. 12, 2012, 08:41 AM. Reason: more info

  • #2
    You need liability insurance. Contact a company, like Broadstone, that specializes in horses.

    I board 8 horses at my private barn; I've found asking for references -- and calling them! -- as well as trusting my gut to be useful in screening people. Never take someone who's raising red flags for you, even though you need the money as they could turn out to be more costly in the future!

    You could put the word out with your local Pony Club -- that's a generally knowledgeable audience who would potentially be better educated about self-care, and also on a budget.

    I'm sure there are things I'm leaving out but those are my initial thoughts.
    Follow us on Instagram: https://www.instagram.com/peonyvodka/


    • #3
      This is probably obvious to you, but on the off chance you haven't thought about it, don't forget to address in your contract longterm items like upkeep of the turnouts (as in seeding and such if you don't plan on just dirt lots) and, esp. with that small an acreage and its proximity to your house, things like manure removal (who is responsible, how, and how often). For comparison, we spread our manure from 5 horses in unused or resting fields, but we have 36 acres. With 3 horses and 1.25 acres, I don't think your land would handle that option. You are hopefully in an area where your setup is typical and there are ways to handle these management issues, but I throw that out as you don't want a giant manure pile just outside that barn that is only feet from your house.

      Try to anticipate issues like -- will your tenant have a weird schedule where they are driving up in the middle of the night, setting your dogs off barking, shining arena lights through your bedroom window? Not something you can probably help, as anyone leasing the whole facility is going to want completely free access, these are just things to consider on the front end so you are ready to cope. Good luck and with the right tenant, your setup could be a godsend! Make it attractive to lease your barn rather than have to pay separate board for 3 horses ...
      If thou hast a sorrow, tell it not to the arrow, tell it to thy saddlebow, and ride on, singing. -- King Alfred the Great


      • Original Poster

        Thanks, guys! You have brought up things I hadn't thought about, which is why I love COTH!


        • #5
          Pay up front and in advance, maybe 6 months. It's a lease not a month to month boarding situation, yes on the insurance and if there is anyway to separate the parking from your parking do that, rope it off. Is there a bathroom in the barn, running water?
          If you could find a really big barn in the area (who would not consider you competition) go speak to the owner there. If your lucky, they will be sympathetic and give the ins and outs for your area. If you are really lucky, you might suggest your barn as a layup barn for overflows of the big barn or for horses who need a quiet rehab, but keep it clear that it must be run by them.
          I think that would be best, because this is a big project.


          • #6
            PS I don't own a farm, run a farm or anything of the sort.
            Personally I think I'd do something else, maybe lease to a smaller animal, goats or sheep or chickens, though there wouldn't be as much money in that.


            • #7
              Write your contract carefully. Be sure to list the maximum number of horses to be kept at ANY time. Address damages versus normal wear and tear. Think about utilities? Is your barn separately metered? If not, how are you going to split electric? Ditto water if it is not from a well. If you don't have bathroom in the barn, then stipulate that the tenant MUST rent and maintain a porta-potty. Address emergency situations -- what are you to do if nobody can be found and it's an emergency? Insist on a hefty security deposit and make sure the tenant keeps current on rent. Insist that the tenant carry liability insurance as well.

              Most of all, be picky about who you take. Check references carefully.

              I think for the right party, this could be a wonderful situation. It's a real bonus to have a horse person living on the property 24/7 to keep an eye on things. I know the OP doesn't want extra work, but just knowing there is back-up to feed if there is an emergency at home or a big snowstorm makes the rental attractive.
              Last edited by IronwoodFarm; Dec. 12, 2012, 02:16 PM.
              Where Fjeral Norwegian Fjords Rule


              • #8
                If I had a horse at present this would be the ideal situation for me.

                However, do your homework on each person who inquires - ask for and follow up on references (have 1 be a vet), and I'd ask for first and last month rent for a security deposit. The people who are willing to pay this are generally the ones I'd think to be the most serious.

                Decide whether you want one person renting out the entire facility, or if you are okay renting stalls and their attached run-outs. Make sure to have SPECIFIC responsibilities spelled out in the contract as well, and do not be afraid to enforce them.
                Lucy (Precious Star) - 1994 TB mare; happily reunited with her colt Touch the Stars


                • #9
                  PM me your email and I'll send you my Self-Care Contract. It covers all bases, including rules.
                  <>< Sorrow Looks Back. Worry Looks Around. Faith Looks Up! -- Being negative only makes a difficult journey more difficult. You may be given a cactus, but you don't have to sit on it.


                  • #10
                    Make sure the increased wear on the property and use of lights/heat/water justifies the income.
                    i would do a 30 day probation then 6 months- 1 year contract with payment of several months....

                    In a situation where they do all the care I really don't think you can have "barn hours". I would however, specify if they have to wear helmets, if they can have visitors come out (and ride), and bring dogs. You have to protect yourself from liability.


                    • #11
                      Consider the increase in cost for electricity and water and make sure you work that in to your rate.

                      I leased in a situation like yours for a few years and I loved it. I didn't have any contract (duh!) because it never occurred to me before I joined COTH. I had just gone door knocking at horse properties trying to find a place for my horses and landed upon a lovely one owned by an older lady.

                      I would suggest that you try to find someone who has done self care before--either at their own home or in a coop or something because then you increase your chances of having someone who understands what is required.

                      Not sure where you live, but who will mow the pasture? Maintain the fence? Fix stuff in the barn if it gets damaged? Plow snow if needed? How will you rotate if you have 3 horses on that small of a place? What are your rules about guests on the property? Hours?

                      I think that if you're patient, you can find the right person. But another consideration going into winter is that it's harder to get hay in a lot of places this time of year. I always had all my hay lined up by the end of July. It can be difficult to find and difficult to transport depending on your area this time of year.
                      A good horseman doesn't have to tell anyone...the horse already knows.

                      Might be a reason, never an excuse...


                      • #12
                        Run a credit check and get first and last months lease payments as a deposit up front.


                        • #13
                          ...we did sort of what you are going to do.

                          We set the farm up as an independent corporation which then leased the land and improvements back from us to use as a for profit boarding barn.

                          We did this specifically as a level of insulation as this was before the Professional Equine Liability Acts were put in place.


                          There also were tax reasons as to why we did this. By the farm being a for profit activity, the improvements were put on a deprecation schedule, the farm had its own income from the boarding of the horses which allowed the farm to pay the workers. Since the farm was a C-Corp it could award scholarships.

                          I just advise you to consult with a tax attorney versed in farm/ranch tax law. In our case we owned the land, the farm was a privately held C-Corporation and the stock that was boarded was owned by our business which was a S-Corp.
                          Last edited by clanter; Dec. 12, 2012, 04:47 PM. Reason: expanded explaination of why


                          • #14
                            Google the heck out of anyone you are considering. While you may not find everything, you may find things that are good to know. Check to see if the courts in your state put active legal cases on the web. I wouldn't lease to someone involved in a bunch of litigation, cuz that's a red flag that they are a headache.
                            I tolerate all kinds of animal idiosyncrasies.
                            I've found that I don't tolerate people idiosyncrasies as well. - Casey09


                            • #15
                              I allowed a woman to lease my barn space/pastures once when I had no barn pets. She was supposed to lease the space for her horse (for a few months only) and then provide all the care and food. Boy, was that a mistake. She was good for about three days and then didn't show up to feed her elderly horse and then stopped providing hay and never brought in bedding.

                              I was completely unprepared for someone to simply not show up to feed their elderly animal so I thought something horrible had happened to her and called her - then fed the mare myself. Turns out her excuse was that she was sitting poolside with a glass of wine and didn't feel like going out.

                              Grrg. After this happened multiple times I told her to leave. That poor mare.

                              After the fact people all over the Town contacted me and told me she had done this over and over with everyone in the Town. She had been brought to my farm by a horsewoman up the road that knew this and didn't tell me.

                              A good lesson for me. Even if I didn't have my place filled with my own pets now I'd never do it again.

                              Sounds like you are going about it in a responsible way (not like me). The best of luck to you.


                              • #16
                                I sure wish you luck with this and you have gotten great suggestions. I can say my family have done this, for free, as they have a great spot, and had thought, "as long as we are not responsible, what could go wrong??"

                                Well....as others have mentioned,

                                horses getting loose at all hours
                                drunk boyfriends!!
                                dogs (barking, snarling, etc)
                                lax fencing
                                managment of mt manure
                                two boarders who did not get along
                                "guests" of boarders (see above)
                                wierd hours (as others have noted)
                                driving all over the wet lawn (leaving GIANT divets)
                                concern about adequate horse care

                                These can be overcome and if you get a great person, its fabulous. But if you don't...talk about a drama llama!! I also support you looking at the extra electricty, particularly if they use heated buckets-she had an extra hot water tap put in but that sure isn't cheap.

                                good luck! sounds like quite an endeavor!


                                • #17
                                  In addition to the rest about how to inspect the bejesus out of your tenant and protect yourself as a landlord, I'll speak to one change in yourself that I suggest your consider.

                                  OP, you sound not-psyched to do this, "just doing this to raise the money to hang onto my house." Whoever ends up in your little back yard, I think that you should wrap your mind around the facts that 1) being a landlord is work; 2) even when they are a PITA, your tenants are helping you get something you want.

                                  I promise you, there will be some unwanted "customer service opportunities" in this gig. Know that going in so that those surprises don't make you bitter.

                                  Oh, and another suggestion: For things like maintenance and manure management (which will be a big deal on a small property), I suggest that you do those things and built those costs into your rent. If you want a job done well, by and large you have to do it yourself. So do that, but charge for it.

                                  Best of luck to you. I think you *can* find the right people for your place.
                                  The armchair saddler
                                  Politically Pro-Cat


                                  • #18
                                    the leasee needs to carry commercial liability ins (even if they are not running a business) and list you as the additionally covered. That way, it cost them, not you. You will be giving up your privacy. Remember that. Possibly delivering pizza 3 nights a wk is better?


                                    • #19
                                      Are you in a horsey area? maybe start with your neighbors - does anybody need an extra stall or two for winter? heck, maybe you could rent the building for hay storage and skip having animals there at all. Store trailers in your paddocks? If your neighbors are already in the habit of taking care of their own horses, maybe someone would jump at the chance to have an extra stall or two available just down the road? and being in the neighborhood and a "known" quantity maybe they'd be more invested in taking care of things?


                                      • #20
                                        I am trying to wrap my head around how much money you could actually charge just for rental of the space and am having trouble understanding how this would be financially beneficial given the additional considerations. I suppose it depends on your area though...have you researched the going rate for rough board with limited facilities?

                                        I second considering trailer or RV storage as a possible option.
                                        Freeing worms from cans everywhere!