guide to buying and selling
equestrian property
home is where the horse is
www.equestrianlifestyles.co.uk
BUYING
a buyer’s guide to
EQUESTRIAN PROPERTY
Keeping horses at home is every horse owner’s dream, and with this useful guide, you’ll be able to start your search with the most important factors in mind LOCATION IS KEY
Equestrian properties need land, and to find land, you’ll most likely be starting your search in affordable rural areas such as Norfolk, Suffolk, Essex, Cambridgeshire and Lincolnshire. Crucial factors, such as commuting time, distance to schools and amenities, as well as a rough budget, will all be important considerations at this stage. It is also worth considering the needs of
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your horses too, in terms of veterinary practices, feed and tack shops, and the availability of hacking – in addition to distances from competition venues, if required. With a few ideal locations in mind, you can begin making a shortlist of potential properties to view. While you may not be able to glean this information from the description or images you have, try to find out as much as you can about access to the property. You may find a beautiful cottage on a
rural country lane, but will you be able to easily enter the property with your horsebox or trailer? The same goes for hay, bedding and feed deliveries – if you will require anything larger than a 4x4 visiting the yard, it is important to make sure it can fit! Location and access are usually the make or break of equestrian properties, so having a clear idea of your needs at this point will save you from heartbreak further down the line.
BUYING
The available grazing should support your horses all year round
Ensure access is suitable for all necessary vehicles
If the property has limited grazing, enquire about rentable land nearby
GOT THE ROOM?
Next, narrow down your choices in terms of grazing. The British Horse Society (BHS) advises: “Average pasture will maintain approximately two horses per hectare as permanent grazing (1 to 1.5 acres per individual), provided that good pasture management is employed.” With pasture, it is certainly wise to have some spare, but if your perfect property doesn’t have enough grazing, don’t cross it off your list immediately – ask the current owners whether there is additional grazing available to rent nearby. The soil type will influence the quality of your grazing throughout the year, so ask the seller plenty of questions about the land, including 4
A WORD ABOUT FENCING The maintenance of fencing will be a good indication of how the rest of the property has been kept. Make sure it is of an appropriate standard for your needs, if you want to put the grazing to use straight away, and boundaries are clearly defined. The BHS recommends that fences should be 1.25m (4ft) high, with the lower rail set 0.5m (1ft 6in) above the ground. Recommended fencing heights are: • Horses: 1.08m – 1.38m (3.6ft – 4.6ft) • Ponies: 1m – 1.3m (3.3ft – 4.3ft) • Stallions: 1.25m – 2m (4.1ft – 6.5ft)
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BUYING soil type and how they manage it. Sandy and light, silty soils naturally drain water well, whereas clay and heavy soil types can suffer from being waterlogged if they become compacted. The lay of the land will also affect grazing, so look for pasture that isn’t too steep or low-lying. Conversely, if you are on a tight budget, such properties can present a bargain if you only have one or two horses, or they are in work and kept in for much of the time. EVALUATING THE YARD
When viewing the yard and other facilities, fully assess construction quality and wear. For stables, check the footing is level, the frame is sturdy and the wall materials haven’t been damaged from damp conditions or exposure to urine. Also check the roof for leaks and draughts. Boxes need to offer the correct dimensions and headroom for the size of horse or pony you want to stable – also, consider door width. It is also wise to check how well ventilated boxes and barns are; are they cool in the summer, yet warm in the winter? If there are shelters built in the pasture, evaluate them with the same process. Take in the overall appearance
If the property has an arena, ensure the construction is sound
and layout of the yard; can you see it working for you? The stables typically require ready access to the grazing, muck heap and water source, anything too far out of the way will make life laborious further down the line. Also, ask about the electricity supply and its range; will it be enough to meet your demands? Are there enough ancillary buildings for storing equipment, tools, tack and feed? Is there enough space for parking lorries or trailers, and is the surface suitable? ASSESSING ARENAS
Are the stables large enough for your needs?
If the property benefits from a riding arena, this too needs evaluating. Ask the current owners when it was built, by whom and what surface was used. Whilst DIY arenas are often considered popular by many, in terms of the potential cost savings they provide, the reality is, that these savings are quickly eroded if poor decisions are made with regard to the construction specification, or workmanship is sub-standard – issues that you won’t want with a new property. Make sure you thoroughly evaluate the level and quality of the surface. Surfaces range greatly; equestrian sand and rubber combinations work well for all-purpose
Take note of the current security measures and ask about privacy; have the current owners had any issues, or have any ongoing worries? Also look to see if and how they can be improved – would the yard benefit from the addition of security lights, cameras, or alarms for example? domestic arenas, whereas more specialist surface combinations usually perform better for commercially-based arenas. Each has its own merit, but it’s important you choose the one that is right for you. Ask about drainage – arenas with poor drainage bring many problems, and although drainage systems are largely out of sight, it’s important they are front of mind. If built well with good drainage, maintenance of an arena should be minimal, and mostly revolves around keeping the surface level. Ask sellers how the arena is currently maintained and if any specific machinery is needed. Ensure the gateway access and fencing is suitable to your needs and, if there is lighting available, check that it has been professionally installed. g
Be prepared to make compromises and prioritise what is most important to you and your horses For more help finding your perfect property, contact Equestrian Lifestyles at:
enquiries@equestrianlifestyles.co.uk • 01206 545476 4
SELLING
a seller’s guide to
EQUESTRIAN PROPERTY
PICTURE PERFECT
Consider the property through the eyes of the buyer
When it comes to selling your equestrian property, every little effort helps, in terms of preparation and making that all-important first impression count
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tart as your buyers would – arriving to the property from either the street or driveway. Giving a good impression from the off, sets you up for success. Clear away any rubbish, wilted plants and most importantly, fill in any unruly potholes! Even the small details matter, so consider giving fences, gates, house signs and letterboxes a wipe over and even a lick of paint if necessary.
IN ADVANCE
As soon as your property goes on the market, you’ll want to ensure you get the equestrian facilities looking their best – this usually requires the most time, so it is good to start as early as possible during the process.
A picture paints a thousand words, so make sure yours stand out for potential buyers. British weather is changeable at the best of times and, unfortunately, some viewings can be hampered by rain and wind, so try taking photos throughout the year when your yard is looking its best. While it may not be what people see on the day, having an idea of how the property can look, may make all the difference. Prospective buyers will start their viewings by looking at the paddocks. Stables and facilities can be replaced 4
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SELLING
A fresh coat of paint will make a huge difference
Happy horses will bring the property to life
Make sure you tidy all storage areas
Keep your tack stored away neatly
Keeping the yard clean is the top priority
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or regenerated, therefore grazing typically becomes the limiting factor for an equestrian property. Paddocks should be topped and sprayed in advance, with all droppings removed, water troughs scrubbed and field shelters tidied. Pay attention to your fencing; panels, posts and gates all need to be in good working order, with safety as the number one priority. Fix or replace any loose or damaged posts and panels and, if electric fencing is used, make sure the posts are secure and the tape is taut. Moving on to the stables, ensure they are clean and freshly painted inside and out. Make sure all doors, hinges and bolts are in working order and suitable for the job. Remove cobwebs from stables and barns, and fully sweep throughout – a leaf blower can be particularly helpful for this! The yard should be fully swept and any dips or damage to concrete should be filled in. Fully weed the yard and surrounding area, remove debris from drain covers and gutters, and then have the muck heap removed. Finally, declutter tack and feed rooms, ensuring items are properly stored away to show the maximum floor space available. If you have an arena, top up the
surface, make repairs to fencing, and ensure any equipment such as jump wings and poles are stored away tidily. For those with a walker, this should be cleaned and in good working order, with all safety precautions in place. It is wise to test all light and electricity sources, repairing as necessary, and check all wiring to ensure it is safe – the same goes for any security measures. BEFORE A VIEWING
For those of you continuing to use your property while viewings are taking place, it is wise to do spot checks and clean up where necessary before buyers arrive. Make sure all areas are swept, stables are clean with fresh bedding and the arena is levelled. Again, tidy or remove the muck heap and ensure all tools are stored away in an organised manner. If you have a good parking area, show it to its full potential by moving any unnecessary vehicles before viewers arrive – the same going for any outside storage areas. It is also a good idea to pay attention to your horses, if they will be present during viewings. Although potential
SELLING
Cut flowers will brighten interiors and provide a lovely scent
Potential buyers will likely take an interest in your horses, so make sure they look their best
buyers will be looking at the property, it is likely they will also take an interest in your horses, so make sure they are looking at their best as well! This may mean giving them a good wash and groom, or simply tidying up their mane and tail – all of which will help bring the property to life. MEETING POTENTIAL BUYERS
On the day of the viewing, make sure the house has been aired and tidied, and mucky boots are kept outside! A fresh lick of paint and refreshed plant pots never go amiss, and fresh flowers throughout the house can give a boost
in colour as well as scent. With the yard and fields looking as good as new, you can focus on giving buyers an honest insight into life at your property. Be truthful about how the grazing has been maintained and how it recovers after each winter, explain how space can be best utilised and show off any security measures you have in place, whether it’s lighting, alarms or cameras. Also offer advice on the availability of local riding routes, vets, tack and feed shops as well as local competitions and venues for hire, to help provide an insight into the surrounding area – the whole package counts with the equestrian buyer. g
If the yard is still in use, make sure you do spot checks before potential buyers arrive
Give advice to buyers about local riding routes, venues and competitions
Be prepared to be flexible – horses are unpredictable and sometimes schedules need to be altered to fit around them. As an equestrian, you share common ground with potential buyers, so make the most of it! For more help selling your property, contact Equestrian Lifestyles at:
enquiries@equestrianlifestyles.co.uk • 01206 545476 7
EQUESTRIAN LIFESTYLES REGIONAL OFFICES Norfolk 01603 221888
Suffolk 01787 275012
Essex 01206 545476
Equestrian Lifestyles is the place to find your ideal equestrian property and to experience everything equestrian within East Anglia.
109 Crouch Street, Colchester, Essex CO3 3HA www.equestrianlifestyles.co.uk
01206 545476
enquiries@equestrianlifestyles.co.uk