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Ok guys talk to me.

3K views 29 replies 19 participants last post by  jaydee 
#1 ·
So I want to try and start a boarding/training facility in my area. I am getting stalls built in my barn and when all is said and done I should have 14 stalls in total. I am getting an arena built as well that will be 140'x200' when finished. I plan on converting some of the old rooms in my barn into 3 different rooms: 1)An office which will have lockable personal cubbies for cellphones, jackets, purses, etc. 2) A feed room and 3) a tack/ lounge area with a small bathroom. There will be lockable tack/horse supply storage cabinets for each person.

My current list of things to do is long and costly so I know it might be awhile before I can get this off the ground but I want to be as prepared as possible.

What I want to know is: what else should I do to try and make this as successful as possible off the bat? So when I open to the public it should go smoothly and not completely disorganized and choatic with a laundry list of problems.
 
#2 ·
Get all your contracts in order. I know everyone preaches this, but few actually follow through with a CLEAR contract.
What will it take, cost wise, to make this endeavor turn a profit? Figure in every single tiny dime you can think of, then add a contingency and alternate contingency to these cost plans.
Decide how and where you want your insurance. I don't think I would board a fish without some type of insurance and loss coverage in place and spelled out in my contract.
Figure out how, with one arena, you are going to be able to offer lessons, training, etc. Or if you are at all. Lessons/training are a HUGE draw for a lot of folks. I know people who have up and moved barns because of the lesson plans offered by another comparable barn in the are.
Hay and feed contacts. It pays to have MULTIPLE hay suppliers. The same thing with feed. It blows to miss an order due to weather/natural disaster and be in dire straights for anything along these lines.
Will you offer a "Barn Vet and Barn Farrier?" If so, do you have one who is willing to take on the job? If not, is their one in your area?
Will the barn offer a deworming program or will you require owners to do their own? If you're serious about pest control. offer to have an assisted program. I can flat tell you some owners can't worm their animals on their own. It's not knocking them btw. But it is something to think about.
Full care, self care, partial care, decide how you are going to go. Then figure out IF/WHEN you'd make an exception. Be CRYSTAL clear about what your contract does or does not cover in the event a horse is losing weight from shoddy care or inadequate vet care.
I know a Lady who was doing self care on an obese rescue, and she got a bill from the barn for 4 months of care (FULL CARE @ 800 a month extra,) because the BO and Manager didn't think she was feeding her horse enough or doing proper stall care. Now she can pay it, or they keep her horse.... There is a clause in her contract that allows this. Her only leg to stand on is she was never notified in writing. I guess the judge will decide. She is also paying for full care until she goes to court some time next month.
What if any, plans do you have n place for advertising. It's hard to fill space if no one knows you're there. Do you have vets or farriers who will recommend you to folks they know? How many horse friends do you have who board at a lesson barn who might need a training barn? Are there any of the barns in your area willing to recommend you for training?

LOL Sorry I could go all day. Just food for thought since I have mine planned out for someday/eventually/hopefully.
 
#5 ·
"I know a Lady who was doing self care on an obese rescue, and she got a bill from the barn for 4 months of care (FULL CARE @ 800 a month extra,) because the BO and Manager didn't think she was feeding her horse enough or doing proper stall care. Now she can pay it, or they keep her horse.... There is a clause in her contract that allows this. Her only leg to stand on is she was never notified in writing. I guess the judge will decide. She is also paying for full care until she goes to court some time next month. "

This.

As someone who has had a boarder that does not care for his animal the flip side holds true as well. (And I can't get rid of him because it's technically my mother's boarder!) If I ever board the #1 thing is to have a clause about the standard of care (and training) I expect (horse must be kept in x condition unless a letter from a vet states y is ok) otherwise extra care will be provided by the barn at the owner's cost or the owner will be asked to leave.

The biggest thing is do you have a full time employee/yourself, to care for the horses? When you get to 14 you will definitely need someone there a lot of the time and will probably want help as well.
 
#4 ·
Sounds like you are well on your way!

I would also start thinking about what security measures you'll take for horses, tack, etc. I'd also flip through some of the older threads on the Boarding/Horse talk about barn drama, and come up with a plan about what you would do in a given situation. I will tell you that it's easier to lose one person who is making everyone else miserable than to have an unhappy barn.

Will you allow children, dogs, non-riding friends and family? What do you do when people from the public stop by randomly (and they will)?

Look at a fire safety plan, and don't be tempted to skimp on things like electric work. If done wrong it can literally cost you your business and the lives of animals and people.

Write out your business plan, and also start looking at marketing your services. You may be able to join a local or state equine business owner's association and get lots of help and tips from other barn owners.
 
#7 ·
I would be most concerned with the people. I think all horse people just care about their horse and want to do good but you cannot tell them anything. As much as you probably will want to be on everyone's side, if you have lots of boarders you will have drama.

Also trailer parking? pretty sure that was not mentioned..

How often can they come see their horse (I went to a place that Sunday was not open)

It might be cool if you specialized in a discipline or just boarded at a discount for a trainer or big time rider..?

MARE MOTEL. Financially stable and you meet lots of people.
 
#8 ·
I will try to individually repond to each of the posts when I get home on my computer but thank you guys for the responses! I will answer the question about the arena. At the moment I only have an outdoor but I would like to either build an indoor in the future or enclose the outdoor.
 
#9 ·
Adding to the contract thing about care, my contract states that while I am on self care, if there is any point where the care seems to be insufficient, the BO/Me has the right to step in and charge a fee. It's something small, like if the stall isn't cleaned at least once a day, I charge $3 to clean it, and $3 per feeding. However, I always call the boarder first, and I am always around during normal acceptable feeding hours so I know and can watch the progress of everyone. Also, if they call me and let me know they are running late, I am happy to feed for them at no cost, they just have to let me know.

Our contract is stupidly long and thorough, if you have any interest in reading it, I will send you a copy.

Insurance, insurance, insurance. Posted signs stating that the barn is an equine facility, and people need to understand the inherent risk.

On the flip side, if you have the ability to build a round pen, do it, even if it's just some panels on a little footing. Not having one SUCKS when you have to turn horses out for boarders, or when people who take up half the arena to lunge with six other people trying to ride.

From a cost deduction standpoint, get creative when you make things. Like our feed tubs are just 50 gallon barrels cut in half, and boarders bag their grain and put them inside. We cut circular wooden lids that were also inexpensive, and everyone can have their own for cheap.

I like to have a barn board as well, like a massive whiteboard to communicate with. I have two farriers that come out to the barn regularly, and I list their names and underneath the owners need to write their horses names so when they come, they know which horses to tend to. Same with the chiropractor, and we have a vet come out for vaccines and same thing. So it's something like

Jim Shackleford - Chiropractor
1. Blue
2. Selena
3. Zoey

etc, etc. Makes communication a lot easier than just texts and calls.

It's the little things that make life easier.
 
#10 ·
Before you build a thing I'd recommend touring the competition.

I say this because there are some really good facilities in the DFW area. Some really really high end stuff, and some good old home made stuff. None are perfect. You can learn a lot about what you like and don't.

If I were doing this, I'd sure take note of what I like from each and try to build that into my place.

For example, one place I can think of is a 1st rate Reining facility. Perhaps one of the best in the world. I love their wash racks and tack rooms and their stalls in two of the barns. The rest is crap. It is very well maintained, I just hate the design. The stalls I really like aren't even the expensive ones, they are just very well thought out.
 
#11 ·
@jgnmoose Where I live is pretty rural with the closest boarding barn a good 45-60 mins away and I don't think she is open to the public anymore. She will board for people she knows but no one else. I have also been to her barn with a friend that use to take lessons there and didn't like the setup or the way they had the stalls. The only other boarding farm that is open to the public is an hour and a half away. Though I have not personally been there.
 
#12 ·
In that case I'd recommend thinking about how your layout works when you are doing the daily stuff. Mucking stalls, feeding, etc.

To give you an idea, and this is personal preference you may not agree with... I like the layouts that have a lot of air flow, get enough sunlight and would make feeding, cleaning and turning out a snap.

One of the smartest things I've seen is a footlocker at each stall for the owner to put their various stuff in. The people like it because they can stash their things other than saddles within arms length of their horse.
Of course the alley is wide enough that this isn't a nuisance, which it would be if it were 2-3' more narrow.
 
#16 ·
Sorry for the confusion on that. No they will be able to ride any day as long as what they are doing wont interfere with lessons that are on going. For example they are jumping while I am trying to give lessons to beginner western riders. So if on a particular day there is only one lesson(or none), the boarders would be more than welcome to use the arena.
 
#18 ·
Homeowners insurance will not be anywhere near proper coverage. A simple riding accident could make you loose your house, if not bankrupt you. They can run in the millions. A friend of mine was sued for a million dollars and actually had to settle for 150k over a horse related accident at her house.

I have a major umbrella policy and I refuse to board horses anymore. You need a big policy if you are boarding and having people ride. You would need to talk to an insurance agent.
 
#20 ·
Okay how would I go about this? Would it be something added onto my homeowners insurance or would it be a completely different kind of insurance?Talk to an insurance agent ASAP. I don't think I'd touch boarding without a 5m policy, but I am usually overcautious.

Figure out how, with one arena, you are going to be able to offer lessons, training, etc. Or if you are at all. Lessons/training are a HUGE draw for a lot of folks. I know people who have up and moved barns because of the lesson plans offered by another comparable barn in the are.I plan on setting up a schedule so everyone knows when there are lessons and when the arena is open for use with a couple days of the week the arena being open all day. For example Monday, Wednesday, Friday and Saturday would be Scheduled lesson days, with the other 3 days being open for training and regular riding. However in the future I do hope to add another arena.

When you get into your training there is nothing worse than being slammed in to the rail by a lesson horse gone wrong.
I know people who refuse to board without a designated arena for "regular" riding. I was one of them. I left more than one barn for being told I couldn't ride on a certain day and time.
Lessons are a necessity for most barns. B A R N S not the boarders. The lessons benefit the BO.Your schedule isn't my problem... I know that sounds crappy, but some folks have VERY limited time with their horse and don't want to fall into not riding because there isn't an arena available during the time they have.
There is a lovely barn right down the road from me that a lot of people won't go within 10 miles of. They train horses H/J/TR and give TONS of lessons. They have regular schooling shows. It's an awesome place. BUT getting riding time without children on lesson horses is like pulling teeth. She's losing a lot of business because of it. They tried the sign up thing for arena time. All that did was hurt their lesson programs.
If it were me, I'd never consider opening without 2 full sized and 2 half sized arenas. Round pens also. That would be a huge draw. If they weren't being used, it'd make great dry lot or turn out for the problem children. But I bet you could keep them all full with the right set up.

Again this is just my 2 cents.
 
#21 · (Edited)
I would second the insurance. You see signs at facilities stating that "it is under your own risk" (words to that effect) but I know folks who used to run shows until they were told these signs weren't worth the paper they were written on.

You need to find a policy that is watertight and purpose tailored to this sort of thing. People love to claim/sue these days, and unfortunately there are a million risks involved with horses.

Another thing a livery yard owner told me about is stealing. He noticed hay/feed going missing but didn't know who until he caught them red-handed. It was a father boosting his daughter over a locked door through a small gap to steal it. Cameras might be a good idea in case boarders steal from each other and start arguing. Or if outsiders broke in to take tack. At least you would have evidence.

That being said.... good for you for thinking about starting up. I'm sure people will be delighted to have a new facility locally available.
 
#23 ·
Any business should at least be an LLC to separate personal from business properties (equipment) and home - especially at a home-based business with independently thinking animals like a riding stable/boarding stable/training barn. Additionally, the LLC should carry its own insurance so that, in the event of an incident, only your business and business assets are at risk.
 
#24 ·
I agree on having at least 2 arenas when you are planning on lessons as well. Where I board I am allowed to ride while lessons are on, but I simply don't feel comfortable doing it. Similarly, if I am taking a private lesson, I want it to be one-on-one and not dealing as well with a (maybe unruly) horse the boarder is riding...

In addition, good tack lockers are a huge plus. When I saw the one my friend has, I turned green with envy, lol. Enough space for western saddles, bulky pads, a tub for blankets, 2 bridle hangers... You get the idea. My locker was built with the English rider in mind and my Peruvian saddle basically fills up the whole space...

And I recommend very strongly on a LLC and a very tight insurance!
 
#25 ·
I really like your barn hours. The biggest pain with the place I am boarding now is that the owner emphasizes it being a private property. Meaning her hours are from about 8am-8pm, which completely stopped my mother and I from taking our evening rides to beat the desert heat. Those hours also suck for the work schedule, because you have no time to ride after work.

What will be your rules about people bringing family/friends? My BO does not want any strangers, whether they are your friends or family, on the property. You are not allowed to bring somebody over just to feed your horse a carrot over the fence without her say so first.

I really like the idea of your tack lockers and cubby holes. If its not out for the eye to see, those people with a tendency towards jealousy/theft are less likely to become so inclined.

Also, what is your turnout like? I hate having my horse locked up in a stall and will always pick turnout/pasture board over that. However, I would happily settle for turnout 8 hours everyday or something like that and stalled the rest of the time.

As for riding arena and lessons, I think having a board with the lesson times posted and the rule that no one rides in the arena during lessons would be a good thing. So people can still ride on lesson days, they just have to work around the lesson times. I have to admit, not being able to ride in the arena four days out of the week would be a huge turn off for me. You also don't want people riding in the arena during lessons. I think that is not fair to the people who are paying for lessons, and it causes too many distractions and chaos.

If it helps, I'll tell you what my ideal boarding place would be:
Self-care, pasture/turn out/rough board. A place to lock my tack up that no one else (except BO) has access to. The ability to use whatever feeding plan I want, and whichever vet, farrier, etc. I want (without it being a huge deal of calling ahead four times to OK the appointment). A decent sized arena, but I don't have to have a round pen. Definitely want good trails nearby without having to cross busy roads or dangerous areas. The ability to bring friends/family out to visit (having to sign a waiver is OK). Oh, good/reasonable barn hours of course. The ones you have would be great.
I would really want a place where there isn't too many people around all the time, and those people would not have an issue with me keeping to myself for the most part. I've gone so long without good trail/riding buddies that I actually just prefer to ride by myself now. (I know, I'm reclusive. But my horse time is also my alone time/therapy time).
A friendly BO who wouldn't mind feeding or blanketing in a pinch (a small fee would be fine) would be a huge plus.

That there is my perfect barn. I've never found such a barn. lol.
(I really just need to have my own place, honestly).

I wish you luck! And though most of the places I've been at have not had insurance... it sounds like you should get some.
 
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#26 ·
If it helps, I'll tell you what my ideal boarding place would be:
Self-care, pasture/turn out/rough board. A place to lock my tack up that no one else (except BO) has access to. The ability to use whatever feeding plan I want, and whichever vet, farrier, etc. I want (without it being a huge deal of calling ahead four times to OK the appointment). A decent sized arena, but I don't have to have a round pen. Definitely want good trails nearby without having to cross busy roads or dangerous areas. The ability to bring friends/family out to visit (having to sign a waiver is OK). Oh, good/reasonable barn hours of course. The ones you have would be great.
I would really want a place where there isn't too many people around all the time, and those people would not have an issue with me keeping to myself for the most part. I've gone so long without good trail/riding buddies that I actually just prefer to ride by myself now. (I know, I'm reclusive. But my horse time is also my alone time/therapy time).
A friendly BO who wouldn't mind feeding or blanketing in a pinch (a small fee would be fine) would be a huge plus.

That there is my perfect barn. I've never found such a barn. lol.
(I really just need to have my own place, honestly).

I wish you luck! And though most of the places I've been at have not had insurance... it sounds like you should get some.
Lol your perfect barn sounds a lot like my barn actually! Right now my barn is for the most part pasture board. I have one boarder right now and I have no issue with them using their own vet, farrier and feed plan. I normally like a heads up if someone will be stopping by but otherwise I don't have a problem. My arena right now is 150x200' and I do want to have a round pen. We live way out in the middle of no where so even if you ride on roads you are more likely not to see a car than see one. We do however have tons of trails within easy riding distance. I also have no problem with people bringing friends and family by. We really dont get much traffic. I have one boarder right now and by spring I will have 1 more but other than that my place is pretty quiet. I have had my boarder ask if I can blanket her horse of take off her blanket or check to make sure she is doing ok and I have no problem doing that. :D I am pretty easy-going and get along with pretty much everyone.
 
#27 ·
I would add something - think about how you are going to staff the place. My daughter works for a barn near us. it is a wonderful facility - owned by a wonderful family. Staffing has been an issue at times. No one realizes how hard it is to clean 16 stalls - it is back breaking often smelly work. And if the person is not familiar with horses can be a little intimidating.

My daughter is 17 and likes working there but she is dead tired when she comes home - and smells of horse urine. Not because the barn is not well cared for but because that is just how it is. Having a bedding vendor etc has been a pain for this owner as well as the one she had just kept jacking up the prices - and this barn beds better than any barn I have ever been at.
 
#28 ·
You need to check the laws in your state regarding liability for equines. Some states protect a property /horse owner.
You need to have a rest room/toilet for the boarders.
have you considered areas for parking vehicles ? trailers ? with easy access for entry and removal ? You would also need to address wether or nor you are going to allow dogs to be brought out to the stables.
 
#29 ·
You need to keep the arena groomed, and watered, as needed, esp when it is indoor.
Nothing worse then riding in a dusty arena.
Make sure you have a rule that everyone picks up their poop, after riding, and have a cart and fork available for that
Fencing that is horse friendly, as I would never board a hrose where pastures had barb wire.
Riding after dark-will you be charging for lights, esp if you build an indoor?
 
#30 ·
Not sure if I missed it, I did see that you were providing individual tack/kit storage but do you have anywhere for owners to store blankets? I keep the one's not in use in large rigid rubber (or maybe they're plastic) rodent proof bins that can have a padlock fitted but you still need room for the one's in use on a day to day basis and somewhere to hang wet outdoor blankets on rainy days if the horse is stabled at night
I also know that a lot of UK 'barns' have a wet weather rule so if they get days and days of rain that turns the paddocks and fields into mud baths owners have to sign upfront to agree that they can't turn the horses out if the BO/BM says not.
 
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