I would run it by your current boarders and see if it the increase would be worth it to have a covered place to ride. At least then you know if you would be driving your current clients away or not.
3 Likes
Firstly: I’d fit right in your Weird Niche 
Your place sounds like my Dream Boarding option if/when I can no longer keep mine at home 
Could you convert half your ginormous arena into a clearspan covered ring?
My indoor is 60X120 and plenty room for Dressage & setting small gymnastics.
I admit I haven’t priced these lately, but I’m assuming less than a pole bldg.
My aisle is stonedust, compacted over 18yrs so it feels like concrete. But yeah, dusty with just me using it. Not horrendous, but stuff left out does show dust.
Off to research that anti-dust spray…
Thanks @Incantation
2 Likes
Well I’m not a footing snob, but many a ride have I said well I won’t do “x” in “that” spot bc the footing is deep / slippy / whatever. I’ve also arrived at a board barn, taken one look at the arena and said too dusty today not riding. None of that has ever bothered me. Now, 11 billion kids in the arena will also prevent me from riding and that does bother me lol. For me, my horse (s) are pets / kids / friends first and riding partners second. Others with heavier riding goals / priorities will likely place greater value on arena amenities.
My horses almost always have high summer off bc it’s too hot for man or beast imo. A cover would really help that. If money is no objection then go for it. But if you’re not 
sure that this farm is THE farm for you or you need to recoup some of your investment money then IMO the cover is a questionable investment.
4 Likes
What a perfect business pitch, lol! I resonated with this statement and now wish I was close to your barn! Sounds like a perfect ‘fit’ for me.
8 Likes
OP, where are you? I’m going to move there and board with you.
4 Likes
I’d choose footing first. Since you have a happy group of boarders who are fair weather riders, perhaps not covering it will attract more similar boarders.
Could your outdoor wash rack be covered and sort of enclosed, like in a lean-to? That way it’s sort of indoors and you could use it for an injury hosing situation in the winter (maybe put some sort of grid on the floor so the water won’t turn to ice). Also, good lighting if you can.
Tack room----that’s always something I take into consideration. Not knowing what yours looks like, I’d powerwash the walls, paint a light color or try to lighten up any dark walls. Slap some vinyl plank flooring on the ground, install good lighting. If it’s a distance from the barn, maybe some pavers on the path between the two. A portable heater on a timer (help with humidity/warmth and ensure it’s not a fire hazard if left on). Maybe storage in a separate building for out of season gear so it’s not cluttering up the tack room and becoming a big pile of dust. I love doing cleanups/makeovers and maybe your current boarders feel the same and could spend a weekend fixing it up (call it a pizza party).
Aisle—could you just do mats down the center of the aisle and leave the edges as stone dust to cut costs for now?
2 Likes
Footing for me is hugely important. We have riversand arenas where I board, they get raked daily, and on busy lesson days more than once a day. I don’t think synthetic additions to footing is always necessary, as long as your sand is very well maintained with a well-constructed base. So maybe you don’t need new surfacing, you just need to invest in equipment (waterers, maybe a quad for easier raking?) to make raking and maintaining it easier?
BUT keep in mind I’m in sunny South Africa, where drainage can sometime be a pain in the rainy summers, but we have no ice/snow.
Another thing that I’m happy to pay for at our yard is the automatic horse walker. Big expense for the yard owner initially, but the daily walking helps so much with conditioning and keeping the horses moving more than they would in the paddock.
1 Like
Personally, I’d get started on the permitting etc for the arena cover. They’re normally good for a year after issue anyways, so if it goes faster than expected great, plan for it next year. If it takes longer, no biggie.
In the meantime, I’d do the aisle. That’s something that is going to save time on raking/watering, and will also improve the aesthetics of the barn.
If you still have “gas in the tank” after laying all those pavers, I’d tackle the tack room, but on a budget. Coat of paint, a new mini fridge from the dent-n-scratch section, spray paint the saddle racks all one color, some new durable laminate flooring if you’re feeling fancy and it’s on sale. I wouldn’t go crazy on the cost here, and honestly I’d probably forego the washer dryer - I can see that going sideways with boarders (someone puts something utterly disgusting in the washer and breaks it, someone leaves something in the washer for three days, etc).
3 Likes
The roof for sure ( if you can get it permitted) and likely the footing if you start from leveling the base on up can easily get into the 6 figure price range, perhaps tackling the smaller ticket items and DYI projects right now would be the best place to start? Remember the business is changing right now and your future client base is likely to change, start smaller.
As a 50+ year boarder in all price ranges, several disciplines, breeds and climates, IMO and IME. The tack room, spruce it up, create a lounge area with seating (love the fireplace idea) and a small kitchenette (sink w hot water)fridge, microwave, maybe coffee brewer. Add internet access if you dont have it . Add some nice matching bridle hangers, simple saddle racks- if you have these, clean them up and match them up. Make it a space where boarders feel clean and comfortable and want to hang around for coffee, chat or catch up with work in a clean, quiet place. Get rid of the rush to ride and get out feel many barns have. Oh, spruce up the bathroom too…you do have one?
Do you have a big sink with H&C water in your tackroom? Great addition if you don’t, tack cleaning is kept clean and easy even in winter, no half frozen bucket of dirty water and dirty sponge.
Note hot water is a recurring theme here. Speaking of which, that indoor wash rack with hot water is something standard in many fancy barns as well as most rehab/ layup barns thats really not overwhelmingly expensive, its a nice touch boarders will like. It lifts the impression of the barn and its services without enormous expense. Also its important to be able to treat injuries properly in any weather 24/7.
On a more practical note, how are your stall doors, latches, grates or grills looking? Repair, refinish, add halter hook, maybe blanket bar, nice name plate bracket that take the slide in name plates. Match things up. Stuff like that helps the barn look clean, well organized and safe just walking in the door without major capital investment.
Get that done to make the perception and appearance of the place better match the services offered and needs of your middle aged suburbanite women boarders…who apparently aren’t that concerned with footing or even a roof, certainly not if it raises the board which I fear such major expenses would. You could stay in your niche.
Tackle the dusty aisle as you are able, nix on the in barn laundry unless you want to control everything that goes into it. Really, don’t do it.
5 Likes
also if available allow boarders to have stall cameras that could be accessed by WiFi… we have this to check on the horses and goats …allows us to check them without bothering them
3 Likes
This. I’d love a washer/dryer as you mentioned. Did I miss the bathroom answer? If no bathroom, that would be lovely. Portapotties are cold in the winter and hot in the summer.
I like good footing, but I’m a boarder who won’t be beating down your door if it’s freezing so a cover isn’t a deal killer (for me). A well-draining arena, which it sounds like you have already, beats that hands down. Washrack. Grooming stall or area a vet or farrier can work without having other boarders going around or through? I don’t board anymore and touch wood won’t again (either as a boarder or a BO) so not an issue for me, but I’ve been in barns where a vet is trying to stitch something up and lesson kids or boarders keep needing to come by/through.
ETA: didn’t think about the washer/dryer thing back firing so I rescind my suggestion - since I wouldn’t, I assumed others are the same, but yeah I can see something getting left in the machines repeatedly by someone else who doesn’t bother, making it a bigger headache than it’s worth.
3 Likes
That’s my niche and I’m actually struggling right now to find boarding with decent all weather footing. I’ve spent time thinking about this and weighing my available options. We do get weather where I am but I’m at the point where I would forego covered for good all weather, lit footing. A climate controlled tack room is also important, but it certainly doesn’t need to be fancy, just needs to keep my tack protected. And of course quality care and a good set up for the horse is a non negotiable and comes first before all.
1 Like
If you do a washer, with or without dryer, get commercial grade. With the correct drainage system, and that will affect the plumbing you put behind it.
The money will be far better spent if you get a good commercial machine that will do the job and last, rather than one that will break and take up space doing nothing for months/years.
The higher-grade commercial washers, when outfitted with the correct commercial-grade drainage, will make the dirt and hair disappear. An all-winter mud-encrusted thick blanket will be easy-peasey for a washer like that one.
I don’t put my horse blankets in dryers so I don’t know what’s best for that. But a lot of lint, detritis and micro-hair will, of course, escape the washer and end up in the dryer.
I agree to forego the washer / dryer if it is not up to the need, as yes it can end up more of a PITA than an asset.
Yes, with adequate bandwidth. It can be expensive. But it’s a selling point. And honestly it can also increase the time your boarders are willing to spend there if they can easily maintain communications with the rest of their lives. The barn won’t be a ‘dead spot’ for their life communications.
Making tack cleaning easy is a huge winner for me. Far more tack cleaning will actually happen! It’s a pain when I have to search for a place to set the saddle or hang the bridle. And a place to set the soap/sponge where it won’t spot the surface. And so on. This is probably more of a convenience that helps retain boarders than it is a selling point.
3 Likes
My first “want” would be good footing. Now if what you have isn’t too bad then one of the better drags might make it better.
My second “want” would be a cover over the arena. However if you do this you will need a way to water the arena to keep the footing good and minimize dust since it won’t get rained on anymore.
I could live with a meh tackroom as long as it wasn’t dirty. However a decent bathroom should have been my first want. I don’t know what you have now but a porta potty is icky unless it is temporary. No bathroom would really turn me off.
As long as the fencing is safe then I don’t care if it is not pretty. Unsafe fencing is a huge NOPE for me.
Internet - meh.
But I am not one of your potential boarders so what I want might not be one of their priorities.
1 Like
from a mid-misourian perspective, indoor arena would be a top priority for me. Covering existing might be OK, but the wind does blow and in wintertime a fully enclosed building would make riding do-able. And lights of course.
As a boarder, I would look for a nice, big covered arena that three or four horses could train in at the same time because a lot of people have pretty much the same riding-time schedule (ie: after work)
Another thing I would look for is access to trails. I know you can’t change your location, but riding trails are a big draw. FWIW, I would be happy driving a distance out of town to board with that.
3 Likes
OP, have you priced a covered arena and checked to see if you can even get the permit to put one in? It might be out of reach price wise, especially if it must be up suburban code, its been a few years but last people I knew who put in a covered arena with lights ended up over 200k. Leveling and refooting an existing outdoor was 45k…that was 12 years ago.
Sure, its nice to have these things but how much are boarders willing to pay for everything they want and where are they going to be willing to compromise?
You know what peeved me most about any barn in any price range? Busted stall latches, loose hinges, broken or bent stall guards or grills, split and splintered planks in walls and friggen sagging gates or doors it takes two hands to left and latch while holding on to a horse. People and horses get hurt on that stuff all the time Got to be something I looked at first trying to find a new barn. You can keep the fancy extras if you just take care if what you got and keep it clean and safe to operate.
7 Likes
Having had 3 Cushings horses, having access to dirt lots is important. People see green lush pastures and smile…
I see green lush pastures and see laminitis and death.
I used to go to ride in a time zone where it was dark at 4PM, so lights and preferably a covered rings would be great.
And having been a stallion owner, if you’re willing to take on stallions, that would be a selling point. Well-behaved, well-socialized stallions can go into individual turnout. But you have to put in the boarding contract of expectations of polite behavior regardless of whether the horse is entire or gelded.
4 Likes
This is a good point - I just moved barns and a selling point of the new place was wifi and quiet areas where I could do a little work. I actually struck one fairly promising barn off my list entirely because I could barely get cell service during the tour.
2 Likes
My tendency is to try and knock-off more little projects vs. one big one, as I always like to think it’s going to have more overall impact on more people. So if it’s a case of upgrading the footing and/or covering the arena vs. doing alllllll the other improvements, I’m going to go with the latter. (Also, what a wonderful position to be in, upgrading your facility! Sounds fantastic already.)
Footing can be very objective, what’s perfect for one person may not be ideal for another.
I’d be reluctant to dump a boatload of money into improving footing if it’s already decent. And sometimes people just want to go be with their horse and spend time at the barn without necessarily riding on each visit, which I think some of the other upgrades would better facilitate.
Yes to the aisle upgrade, and depending upon your climate, you could consider adding in-floor heat as you finish it up too.
Yes to the wash stall! It’s not just for bathing, after all. I often use ours for cleaning tack, hand-washing, cleaning brushes, and the occasional tail wash (I have a mare and her tail can get nasty when she’s in heat, which can happen with some regularity).
I like your idea of the covered round pen vs. trying to cover the entire arena as it exists now. It would also provide a second area for people to utilize if the arena were busy or someone wanted to free lunge (and not take over the entire arena).
I’d also focus on the tack room/house as I think it would be a relatively low-cost upgrade and be quite impactful. The suggestion of a book share area is a lovely one.
… have fun deciding!
2 Likes
I’ve been a boarder my whole life and your barn sounds right up my alley, even without pasture, as long as the horses are out as much as possible with free choice forage.
However, in your sort of climate, a covered arena would be my priority (OR, a way to trailer to a nearby indoor in inclement weather).
For the rest - I don’t care how everything looks, really, as long as it is safe, clean, and organized. The stone dust aisle wouldn’t bother me but might be a pain to keep clean etc?
A wash stall isn’t a priority for me, and I never use my barn’s outdoor wash “stall”.
Our barn just renovated its bathroom and it’s soooo nice! It’s a 2-room space with a large bathroom with 2-sink vanity, a bench, and a toilet. Great for changing clothes when going to the barn from work. The other room is for the washer and dryer.
So your barn sounds perfectly fine to me as is, except that there is no indoor / covered area to ride.
1 Like
