Should I offer board or buy more horses?

[lenapesadie]

The short version: Bar disaster, we will be buying a horse property this spring. Like scarily soon. I currently own and board one show horse. I am desperate to bring him back home. I have kept horses at home previously, including running a small lesson program and pasture boarding some off the track horses and brood mares. Do I buy two+ horses or offer board on a small scale say two to four spaces priced in the upper range of the going rate for the area? I will not be doing the mini / donkey / pony companion thing; btdt no thanks.

More details - the extended version

Price, size, and amenities of the property will be the same if just have personal horses or if I offer board. I will be hiring part time help either way. I work full time in an office and would maintain that career. It seems to me that offering board would be less costly than owning multiple horses but be more work / time / inconvenience. Anyone have experience with a similar situation?

Marketable features of my futuristic farm. Excellent location convenient to residential areas and employers of potential clients. Good combination of amenities: lighted arena, indoor cross ties and wash rack, safe stalls and fencing, and good grass turnout 12+ hrs a day. Nutrition program based on quality and science. Good forage first in ample amounts and quality concentrates second. Currently there is no facility that offers all of the above. The client must compromise on one or more.

Drawbacks. No full time trainer on site. Outside trainers will be allowed within reason. My own trainers will be traveling to my farm semi regularly and would be open to additional students. Horses will be alone during the day while SO and I are at work. No crazy blanketing services available. I live in FL and think blanketing is almost always excessive here. No holding services available. I would include holding for farrier and standard twice a year vet visits if using my provider on my schedule only. Any thing else would be on the client. I don’t care what providers they use though. No rehab services available. At most I could do twice a day wound / abscess / medication type care and temp stall rest, but it would be an extra cost to client. No permanent “special care” ie 24/7 stall, soaked hay, individual turn out, must live on dry lot type situations.
Are there any other main categories of services or amenities that I haven’t covered with the above categories?

Other thoughts. Barn would be open 365 days a year. Negotiable operating hours. I’m not sure if I would be able to have a trailer space for every stall. Anyone sitting on a horse must wear a helmet. No exceptions. There will be no children riding horses. Possible exceptions for the odd out of town visiting minor relative and if selling a horse. The clients I want are adult amateurs. I’d probably llc the little boarding business and lease the property to the llc. I work in finance currently and have a background in book keeping and office management so I feel equipped to run a business. I have not yet looked into insurance costs. Any ideas on costs or suggestions for providers?

Niche market amenities. No kids. No lesson program taking up the arenas. A covered arena which is very rare in our area. Round bales fed on platform under a roof with footing around it (no rotting hay bales sinking into a mud hole) which is also very rare in our area. Increased turn out in spring through fall would be available for those who wanted it. Perhaps year round depending on which property we buy.

Horses are, in general, a poor business decision. But SO and I keep coming back to the fact that we would build the same barn, arenas and turnouts solely for my personal use. The only difference would be extra parking for clients and including a bathroom in the barn. What am I over looking? Would I truly be better off to just find a few more horses to buy and suck it up?

[Libby2563]

Maybe an in-between option to consider would be fostering for a reputable rescue? You could have the extra horses around to keep yours company without the hassles of regular boarders or the expenses of ownership.

Or maybe offer high-quality retirement boarding? Those owners would probably visit less and wouldn’t put wear and tear on your riding facilities.

Or if you want more horses, go for it of course but it doesn’t really sound like you do. Do you have time and desire to ride more than one?

[Heinz_57]

Factoring in the cost of insurance and the headache of dealing with other people - payment, standards of care, contracts, complaints, drama, even just the annoyance of having people around your place 7 days a week…

IIWM, just buy another horse. Or two, if you must. That way it’s just your barn, you can do as you please, and you don’t have to worry about nutjob boarders or liabilities or appearances.

”‹”‹”‹”‹”‹”‹

[SharonA]

Your situation sounds lovely and I think it would be of great service to other horse people in the area if you offered board. Just have a really good contract and stand up for yourself and check references.

I wish there were many, many more quality small boarding operations. I hope you give it a try and end up having wonderful boarders and sweet, non-psycho horses, and that this makes having your own place even more fun.

[TheJenners]

@Libby2563

Or maybe offer high-quality retirement boarding? Those owners would probably visit less and wouldn’t put wear and tear on your riding facilities.

That’s almost always high maintenance or “extras” that the OP doesn’t want to provide though.

OP I was initially going to say “neither,” but with your background in finance and the fact that you have already planned for hiring help, why not have a few boarders. You already know your career/finances won’t be changed by the barn and have planned for a professional atmosphere that is attractive to AAs. As an AA myself, this would be ideal for someone like me who also works FT and has horses, and no desire for busy lesson barns (btdt). Trailer parking would be the only thing I’d suggest to offer, because most AAs who don’t board with trainers will have their own to get back and forth to lessons/shows. If you board two or three horses, chances are you’ll either fill the barn with one person/one trailer who has multiple horses, or at most two or three trailers, all which takes very little room.

[anon40672407]

I liked having boarders. It meant a little company occasionally, a second set of eyes on the horses when I wasn’t there, and some resources, should an emergency arise.

The boarders fees also paid for my horses’ feed over the course of the year. I considered it a win/win.

You can always pick your boarders carefully and find the people who will live within the rules.

[carman_liz]

Within reason, with the right boarder you could always have them be your hired help, or at least on weekend when boarders with ft jobs are more available. I worked my boarding barn sat evenings and sunday mornings, gave them my hours which of course if they said it took them 4 hrs to clean 3 stalls n turnout…thats insane…but still, it might work out good as far as having to shell out hard cash vs taking money off their invoice at the end of the month?

[Bearx2]

Given your list of drawbacks I would go with your owning your own horses. Boarders can add a lot of extra work and will expect you to deal with any problems that occur while then are not there.

[lenapesadie]

Lots of really thoughtful responses! Thank you all for your insights. I’m not interested in fostering or retirement board. As someone pointed out, both categories likely need extra care. Mostly in the form of my time. I’d like hands on boarders. For the company and for the help keeping horses civilized. I am not interested in getting another horse for me to work with for at least another few years. I could probably source a dead broke lesson pony that needs to step down to light trail riding that doesn’t need a lot of maintenance training wise. But would probably be older and that is another set of maintenance issues. I have considered maybe buying a brood mare and breeding another horse for me. My current horse is home bred. But I prefer foals in multiples and breeding is a nerve wracking gamble.

I can see why trailer parking would be highly desirable and considering my draw backs I would probably need to offer that. What other small amenities might I try to add to attract a better pool of clients? A good designated tack cleaning area? A comfortable viewing area for the arena? More decorative and varied jumps versus plain standards and poles? Warm water in the wash rack? Bridle path around perimeter of property? Climate controlled tack room / lounge? Those last two don’t sound very small but you know, horses. I’d want the bridle path the most I think.

I have enough work flexibility to accommodate needing to stay home with a horse emergency and meet the emergency vet. It’s not ideal, but doable. Especially if Pookie colics once a month or Dobbin breaks a fence every day. I couldn’t commit to serious long term rehab for a client horse. I see how it could be an issue for some people. It isn’t for me, where I board that kind of service isn’t available. Sounds like I would need semi educated hands on owners. Beginners and absentee owners might not suit what I have in mind.

Definitely want to investigate insurance costs. And contracts. Is it standard for thirty days notice to vacate to go both ways between boarder and BO? I don’t like hind shoes in group turn out. But it would be small groups, pairs most likely. Thoughts on allowing hind shoes in group turnout vs barring them??? Barring hind shoes would narrow my client pool I’m sure. Also, permits for a covered arena is something to look into.

[Bearx2]

As a boarder I would love any/ all of the extras you listed above and I would be willing to pay a little more money for them.

I would also consider the fact that even the most hands on boarders can go through times where horses are be put on the back burner. Are you prepared for a boarder that goes for being out almost every day to coming out very little due to a change in either work or family circumstances?

[Bluey]

Don’t forget having also plans for boarders that disappear, horses left behind, for all kinds of good and not so good reasons.
If and when that happens, you will have to keep looking after the horses without those boarder’s help or payment available, for who knows how long.
Is part of the business and part of life that such things happen.

[S1969]

@anon40672407

I liked having boarders. It meant a little company occasionally, a second set of eyes on the horses when I wasn’t there, and some resources, should an emergency arise.

The boarders fees also paid for my horses’ feed over the course of the year. I considered it a win/win.

You can always pick your boarders carefully and find the people who will live within the rules.

Agreed.

When I had a boarder (I only had one at a time), it worked out well. They were hand-chosen people that I knew, not random strangers who applied online. It was well worth the annoyance factor to have another adult that could do things like feed on a weekend if I was away, or split some chores on occasion. And yes, provide company.

The only thing I found difficult is when one of them bought a new horse and he needed a restricted pasture situation. That was difficult because mine did not, so it meant restricting my own horses, or separating them, which wasn’t easy. So, unless you have separate paddocks, I would consider your own horse’s turnout/grazing needs and try to match any boarders to that same schedule.

Talk to your own farrier and vet. Let them know you MAY have room for a boarder - but only one that is recommended. Figure out what insurance will cost and start to identify a price at which it will be worthwhile to keep the boarder.

[clanter]

Given the lack or limited staffing I would have access control system to the farm with a recording of the vents (arrival/departure of clients) , closed circuit cameras Everywhere recording to a Cloud storage or very large sight based drive, have access control on tack rooms or other points of storage. might even go to metered wash racks that need a code/card activation…

I personally would not be interested in allowing access to my property to others while unattended. Even if you have these binding rules that each has agreed to without staffing who will be there to enforce your Rules?

Client brings visitor to see their good old Buddy horse workout. visitor falls down the stairway from the viewing area or visitor’s little precious lovable charming pooch runs after another client’s horse scaring it then dumping that client into the mirrored wall …

Yes many accidental events are as probable as an asteroid hitting but possible

My question would be is the risk worth the return? I just do not see the reward being great enough to offset the expense to make this workable.

[mvp]

OP, how many boarders are you talking about?

If you advertised by word of mouth and started as S1969 suggested (mention possible openings to your trusted vet/farrier/riding friends), you could hand pick the right people for the place. Those hands-on, want what you are selling boarders are great. Those are the ones that end up helping you at times you need it.

The other key to success you are already practicing: Be very, very clear about what you can offer and what you cannot. Again, anyone boarding at your place has to want the combination of stuff you have because it won’t change. I think lots of bad boarding situations arise when one party changes what they were doing or their expectations/needs.

Good luck! I hope you can find a wonderful group of boarders.

[lenapesadie]

@Bearx2

As a boarder I would love any/ all of the extras you listed above and I would be willing to pay a little more money for them.

I would also consider the fact that even the most hands on boarders can go through times where horses are be put on the back burner. Are you prepared for a boarder that goes for being out almost every day to coming out very little due to a change in either work or family circumstances?

I think I am ok with someone having a change in circumstances resulting in less frequent visits to the barn. Especially if it’s a temporary thing. For example maybe a client has a death in their close family and client is grieving and making arrangements for the funeral and estate. Maybe that takes all of their time and they don’t come out at all for a month. That’s ok I get that. I’d probably be out their picking Dobbin’s hooves once a week and giving him extra treats. What I couldn’t do is have that situation drag on for months on end. My expectation would be for owners to come see their horses at least once a week. I understand people might not be as regular around holidays or vacations or in times of life crisis. Those people that need full care that requires zero effort on their part will be better suited to find a different program that offers a more extensive level of service or a BO that doesn’t mind horses that never get groomed or handled.

Thank you for your input. I’m really interested in pondering as many situations as I can before I make any decisions.

[lenapesadie]

@Bluey

Don’t forget having also plans for boarders that disappear, horses left behind, for all kinds of good and not so good reasons.
If and when that happens, you will have to keep looking after the horses without those boarder’s help or payment available, for who knows how long.
Is part of the business and part of life that such things happen.

Absolutely a valid concern. I’m semi familiar with the stableman lien laws in my area but must investigate those further. That helps cover me if owner disappears and skips the bill. I also need to investigate how to handle emergency vet care in the event horse owner is unavailable.

Theoretically I could give a boarder 30 days notice to vacate as per boarding contract if wanted them gone for any reason.

Thank you for your thought provoking reply. Exactly the kind of thing I need to hear!

[Arlomine]

I have had several different varieties of boarding and training stables.

In your situation, I think you could be very choosy, and find someone who is going to be a perfect match for you.
Limit your boarders to people with whom you have an immediate experience of good communication. Only board knowledgeable horse owners so that you don’t have to babysit them. Accept Horses that are confirmed with no stable vices AT ALL. Ask for and check references. Consider your daily riding schedule, and whether or not you want another rider or two with you. You can find people who typically either share your riding space or ride at different times of day…

Spell out exactly what you will and won’t provide, and stick to it.

There are some perks which offset some inconveniences…For example, even though you have help, If you find a boarder who tends to come during the day while you’re at work. You have knowledgeable and concerned eyes on your horses on your property when you are not there. I personally found that that to be very helpful when I had a small barn, especially if was going to teach at another facility for many hours. If there was an injured horse who needed a check, or a special diet, I could ask my boarder to keep an eye on Them or give them a medicated meal.

Buying another horse does open you up to big bills when there is the inevitable emergency.
Boarding takes a tole on the property, but no more than a horse you own.

[lenapesadie]

@S1969

Agreed.

When I had a boarder (I only had one at a time), it worked out well. They were hand-chosen people that I knew, not random strangers who applied online. It was well worth the annoyance factor to have another adult that could do things like feed on a weekend if I was away, or split some chores on occasion. And yes, provide company.

The only thing I found difficult is when one of them bought a new horse and he needed a restricted pasture situation. That was difficult because mine did not, so it meant restricting my own horses, or separating them, which wasn’t easy. So, unless you have separate paddocks, I would consider your own horse’s turnout/grazing needs and try to match any boarders to that same schedule.

Talk to your own farrier and vet. Let them know you MAY have room for a boarder - but only one that is recommended. Figure out what insurance will cost and start to identify a price at which it will be worthwhile to keep the boarder.

I will be setting up quite a bit of cross fencing to allow controlled rotational grazing. Even if I decide to just have multiple horses of my own. A horse that needs restricted grazing long term is quite a bit of trouble. Hence why I’m not interested in having another mini or small pony. Btdt. And found that a companion animal that can’t keep my horse company in the pasture is worse than useless. I definitely will need to come up with a set of interview questions regarding potential board horse’s nutritional needs.

Insurance costs may be a defining factor. We shall see. Letting vet and farrier know I may be looking for a boarder or two is a great idea! Thank you so much for your input!

[lenapesadie]

@clanter

Given the lack or limited staffing I would have access control system to the farm with a recording of the vents (arrival/departure of clients) , closed circuit cameras Everywhere recording to a Cloud storage or very large sight based drive, have access control on tack rooms or other points of storage. might even go to metered wash racks that need a code/card activation…

I personally would not be interested in allowing access to my property to others while unattended. Even if you have these binding rules that each has agreed to without staffing who will be there to enforce your Rules?

Client brings visitor to see their good old Buddy horse workout. visitor falls down the stairway from the viewing area or visitor’s little precious lovable charming pooch runs after another client’s horse scaring it then dumping that client into the mirrored wall …

Yes many accidental events are as probable as an asteroid hitting but possible

My question would be is the risk worth the return? I just do not see the reward being great enough to offset the expense to make this workable.

A gated entrance with a pin code and security cameras are a great consideration. My folks have that kind of set up on their farm. Minimal cost for a great deal of piece of mind.

Dogs! I despise dogs at the barn. They are a liability and an accident looking for a place to happen. Ask me how I know! No dogs allowed is going on the rules list.

Accidents are the reason I would need insurance. I know there are several operations locally that don’t carry insurance and that is way too scary for me.

Presumably a boarder that was found violating my rules would’ve given notice to vacate as per the boarding contract.

I’m not concerned with people being on property when I’m not there. I’d be delighted to have a boarder that was retired or didn’t work that came by the barn during working hours. That would probably be the boarder most likely to be offered a discount in exchange for some simple chores or special accommodations. I’d place a lot of value on someone putting eyes on horses during the day while I was at work even if it was just a couple of days per week.

The whole thing is a major inconvenience. Either I’m solely responsible for the care and costs of a small herd of horses or I deal with the nuisance of boarding. Quite frankly if there was a facility offering the level of basic care with the absolute minimum of facilities I require that was in a semi convenient location I would keep boarding. But there isn’t. So here we are.

Thank you for your time and sharing your opinions. Definitely some good food for thought.

[lenapesadie]

@mvp

OP, how many boarders are you talking about?

If you advertised by word of mouth and started as S1969 suggested (mention possible openings to your trusted vet/farrier/riding friends), you could hand pick the right people for the place. Those hands-on, want what you are selling boarders are great. Those are the ones that end up helping you at times you need it.

The other key to success you are already practicing: Be very, very clear about what you can offer and what you cannot. Again, anyone boarding at your place has to want the combination of stuff you have because it won’t change. I think lots of bad boarding situations arise when one party changes what they were doing or their expectations/needs.

Good luck! I hope you can find a wonderful group of boarders.

I would consider at most keeping 6 horses on property total. This is the number I have found to be doable previously while working full time. Anymore than that is too much work for me to do alone unless they are turned out on the proverbial back 40 (which I won’t have in this new venture). I’d need to keep at least one slot open to accommodate a second horse for me in the future. I have just the one currently. So at most 4 boarded horses, I may be dead wrong, but I really don’t think I will have much trouble filling slots. Especially if I am asking around with vet / farrier / instructors. The location alone is going to be a good draw. Add a covered arena and turn out schedule that doesn’t include getting chucked into a mud lot 3 days a week and I bet I’ll have more than enough interest.

I am exceptionally interested in knowing what I will and won’t offer and having that laid out clearly in a good contract. I want potential clients to have a thorough understanding of what they will and won’t get for their board check. So much angst in boarding is the result of lack of communication and unmet expectations. For example, a board contract that reads grain and hay fed appropriate to horse is useless. Who decides what is appropriate? My appropriate and your appropriate may be wildly different. I’m hoping to spell out exactly the range of what I feel is appropriate and allow clients to consider if that suits their needs. Does that make sense?

thank you for sharing your insight! I appreciate the good luck as well. I’ll probably need it!