By Marc T J Auerbach DVM Cert. EP MRCVS
Oak Equine Veterniary Surgery 01277 890600 M: 07802 807037

When you go to look at a pony as a prospective purchase, make sure that pony is fit for the purpose that you are wanting to use it for, for example hacking, show jumping etc. It is always a good idea if you are inexperienced to take a riding instructor or friend with you to look at the pony. Ask the vendor if the pony has any vices, such as weaving, crib biting as well as kicking, behaviour around children and if the pony has any medical history e.g. recent treatments, surgery etc. It is advisable to get those answers in writing from the vendor then, if you decide that you would like to buy the pony, contact your veterinary surgeon to have the pony vetted.

The vetting is an examination where your veterinary surgeon makes sure that the pony is fit for the purpose for which you are buying it. The vetting will be either a two or five stage vetting. A two stage will be less expensive but will come with a lesser warranty. The two-stage consists of an examination in the stable of the eyes, heart and lungs, palpation of the limbs, checking teeth and any other obvious lesion or clinical problem. The examiner will inspect the pony's mouth and teeth, this examination will show if there are any problems in the oral cavity, but also from the table of the front teeth the veterinary surgeon will be able to determine the age of the horse. Ageing is a very difficult task and requires a lot of experience and can only be seen as a guide to the age of the pony.

The second stage consists of your veterinary surgeon examining the pony in the yard on a hard, firm and square surface. At this stage the vet will examine the feet for any changes which could affect the pony's future use. Then he will make sure that the pony has good confirmation. The horse will be walked up and down and examined in trot over a larger distance and then the vet will perform something called flexion tests. The flexion tests are a very subjective test. The idea behind flexion tests is to flex the joints of each limb of the pony for an average of one minute depending on the veterinary surgeon. Then the horse is immediately trotted away from the examiner. The flexion tests should aggravate any pain in the joints and therefore show to the examiner and the purchaser if the horse is lame. The two stage would finish here and will give the purchaser a good idea if the pony would be suitable for the purpose for which it is intended.

A five stage vetting will pick up from here with a third, fourth and fifth stage. The third stage is an exercise stage where the pony is lunged, or even better, ridden. During this stage the examiner will see the pony under saddle in walk, trot and canter followed by a strenuous gallop. This stage again will be used to check the pony for signs of lameness, any respiratory problems e.g. cough, whistling sounds, or others. The heart will be checked with the help of a stethoscope and the examiner will check for heart mumurs and arythimas or any other signs of heart failure. The third stage is followed by a rest period in the stable to cool down the pony, his respiratory rate and heart rate going back to normal. At the end of the rest period the examiner will examine the heart and the limbs to see if there is any heat or whether any swellings have occurred after the exercise. The pony is then trotted up and down again to check for lameness or any other neurological problem. The five stage vetting will give you as an owner, a warranty that the pony should be healthy and therefore able to perform. The clinical veterinary examination is not intended to assess the rideability of the pony, however, your veterinary surgeon will be happy to advise you on all aspects of caring for your pony.

Many horsey people dream of keeping their horses at home and evidence suggests that dream is becoming reality for many as equestrian properties are being snapped up. Essex is reported to be a County with the highest population of horse owners and as sub urbia is spreading Suffolk is quickly realising the fruits of City money and buyers searching for property with land. Suffolk offers idyllic countryside and more rural areas, therefore attracting those wishing to enjoy the outriding and many scenic bridleways. The port of Harwich is a favourite destination point for those travelling abroad with equines, so many farms and equine premises are sought in a 20 mile radius of here. Essex is the prime County for show jumping talent too with the requirement for being within easy access of International Equestrian Centres such as Towerlands at Braintree. Many farmers participate in East Anglian farm rides and by an annual subscription miles of off road hacks can be enjoyed Just see our web site www. Equestrianproperty4sale.com under Equestrian services via marketing and links The farm rides can be discovered from here.

Whether you are buying to run a business from home or simply to change your lifestyle and buy the children a pony your search is over for the right agent to assist!

We are constantly asked the value of land. Well, as one old farmer told me - 'Zoe, you can only sell your land once, and if the buyer wants it, then they will have to make it worth my while!” This rings true in nearly every circumstance. Consideration when making an offer to the landowner seller can often imply capital gains tax costs, so the figure you settle on is not necessarily the sum pocketed! Think ahead though and consider the costs of seeding, planning may be required for change of use from agricultural to grazing and of course fencing will be required if the intention is to graze livestock or horses. Often the landowner has easy access to the appropriate machinery and equipment so to negotiate these things within the sale could help considerably.

The value of land can therefore vary enormously if purchasing a small parcel of say 2 to 10 acres. The increase in value of the property with more acreage will depend on how much land the property has in the first place. A rough estimate as to how much you might be expected to pay for land could be between £15,000 and £25,000 per acre. This is assuming that it adjoins the existing property. Consideration may be given to wayleaves, public access such as footpaths and bridleways the list goes on, so be sure to seek legal advice ideally prior to agreeing the final sum. Tip: 2.471 acres = 1 Hectare (Ha)

For many people the decision to live in the countryside does not mean that they are definitely going to be keeping livestock or horses but simply look to 'own their view'. Then they hear that stables will add value to their property and promptly go about building them! This can be a disaster, especially if the units are too small for a horse and only of use for Shetlands! There are many considerations associated with building stables and our best advice is to contact a reputable firm such as ones that are advertised within this brochure, to seek advice on planning requirements ( which are not always necessary) Size of boxes the standard size is 12 x 12ft, placing of the stable yard, i.e it is not ideal to face the horses directly into a north wind, so a little thought in the beginning could save later regrets. Stabling needs to be relatively secure too, so behind the house, rather than close to the road is preferable. Take time to talk to the specialists in this field and the right stables will certainly assist in an increased value of your home. With regard to the number of stables, it is a rule of thumb that one horse for year round grazing would require one acre (unless expressly well managed). So therefore a property with 3 acres could benefit from an attractive L shape stable block of three loose boxes, a tack room and hay storage!

Getting the work life balance is a key consideration for many people and as a result many professionals have changed their lifestyles and moved to the countryside. Many look for farms with traditional outbuildings, mainly for storage, others require office space. Planning permission would be a requirement for some businesses although the uses of some outbuildings for ancillary accommodation are often permitted and a planning consultant would be able to advise the most favoured route forward in order to achieve your goals. Prime consideration for most local authorities leans towards the nature of a business, suitability within the countryside and noise abatement to neighbouring properties. Furthermore the highways department are often key as to traffic quantities, weight and suitability of the nature of traffic especially if the property is located on a narrow country lane. This is the reason as to why many buyers search for premises on 'B' or 'A' roads opposed to country lanes. Generally 'redundant' farm buildings can be replaced or utilised, but in all instances professional advise should be sought. At Fenn Wright we have professionals and professional related contacts to assist with most enquiries.

We have sold many properties which have become a successful balance of home and work for the buyers to include permission being acquired for catteries and boarding kennels. Businesses related to the keeping of animals can suggest the requirement for 24 hour supervision. Do, therefore be realistic with your plans and seek appropriate advise first.

For many buyers the decision to live in the countryside is enriched by the opportunity of keeping horses and livestock on their land. These animals can vary from keeping a few chickens to rare breeds of cattle, pigs, sheep and the likes of Alpacas. Many will be acquiring their first dog as naturally dogs are good for security measures. Wherever your interests lie please do your homework before taking on the responsibility of living beings. Perhaps we could recommend that beginners start out in a small way in order to get used to the disciplines and requirements for keeping animals. Before buying your first childs pony, seek advice as good honest ponies can be hard to find! Some animals are more low maintenance than others and there are alternatives to equines. Be aware that for some breeds of livestock you will need to meet certain legal criteria to include the keeping of records of animal movements and animal health to be maintained. The National Farmers Union (NFU) help experienced and inexperienced alike. They provide a wide range of leaflets and guides on all aspects of keeping livestock, a monthly magazine, by subscription and wide range of specialist insurances from insuring 'thatched' houses to farms, businesses and livestock. Remember that not all outbuildings and machinery are automatically covered under 'household' insurance.

Fisheries provide an alternative income, especially if they have a dwelling on site. It should not surprise you to learn that Fenn Wright offer the largest selection of fisheries available for sale in the UK and now also cover Northern France. For general advice go to our equestrianproperty4sale sister site www.fisheries4sale.com . For those just looking to improve the drainage of an existing pond or are looking to create a small wildfowl pond will be pleased to learn that there are many specialists in this field too. The enjoyment of water features such as lakes can complete the idyllic postcard picture.

Buying a property with acreage could be your best move ever. For families, especially with younger children, the enjoyment of a relatively safe environment and availability of outdoor activities can be simply 'a breath of fresh air'. Enter the countryside with an open mind, then, fulfil your dreams and lifestyle ambitions. For some, moving into a rural community can be entirely different, but soon you will realise that having neighbours as friends will be of great asset - especially when you are able to reap the benefit of their guidance, whether that be just a simple start as to how often you need to fill the oil tank to a very helpful farmer willing to cut your hedgerows!

At present the keeping of horses does not fall into the category of agriculture. However, the government continue to provide a positive approach toward equine related activities. Agricultural land generally requires planning permission to change of use to grazing. If the land has already been grazed or is established grazing then existing uses may be subjected to 4 - 10 year test rules. Change of use may involve landscape conditions and fencing onditions.

Stabling outside domestic curtilage falls within the same definitions. I.e existing structures can be made lawful if development has already occurred without planning permission. A certificate of Lawful existing use or development (CLEUD) can be submitted subject to the defined length of time a structure has been developed.

Most properties have defined domestic curtilage (the defined area for gardens.) Subject to clauses and conditions structures for the keeping of domestic animals (currently includes horses) can be erected so long as they are min 5m from dwelling, no higher than 4m and that they do not cover more than 50% of the defined area. This often allows for stabling to be erected without planning requirements within the edge of the domestic boundary, facing onto or adjacent to grazing facilities.

Maneges and lunging areas also require planning permission (unless within domestic curtalige as described) This is normally done through change of use of the land.

Those of us in their late 30's plus will remember the freedom of hacking out alone for hours as a child. Clearly in this era, it would not be considered as safe an environment to enjoy such activities and the need for manages at equestrian premises is more widely accepted by the local authorities, subject to conditions.

'Maneges can add value to you equestrian home explained, Zoe Napier, when considering an equestrian property.”

The construction of a good quality manege can increase the value of a property by up to 10%, and, in some instances more, particularly if the property has limited grazing or is located where exercising off the premises is difficult. Floodlit maneges, allowing for exercising anytime, can enhance the saleability of an equestrian home further and if you have the rare benefit of an indoor school or availability to build one (stp) then this could allow your property to achieve an even higher premium when placed onto the market.

Todays main factors for horse owners are those of safety and security. Riders and particularly parents of younger riders are nowadays less inclined to ride out or allow for their youngsters to go out for a 'happy hack' alone. With the significant increase in traffic, even country lanes can become rat runs for hurried commuters. Besides this, the safe environment for a manege can allow for year round 'all weather' exercise, something which has become essential to serious competitors in the increasingly competitive world of horses. It would not surprise us if show jumping was the most popular discipline in Essex and Suffolk areas as the well known Equestrian Centres are always full to the brim, particularly in the junior world of competition. Maneges are the perfect training ground at home All you need is the most appropriate size, dependent upon your discipline.

The most common size for maneges designed for private use is the National size 40m x 20m. However, showjumpers often opt for a wider arena such as a 40m x 25m, with the larger and more commercial equestrian buyers/owners choosing the International dressage size 60m x 20m. Perhaps if building a manege, with a view of selling your property in the future, our reccomendation would be to have a professionally constructed manege within an area where an incoming purchaser could expand the size if needed. Whilst this would be at given expense, it would be more cost effective to enlarge an arena rather than start from scratch.

The most popular surfaces for general use appear to be either a silica sand and whilst not necessarily so aesthetically pleasing, with a black rubber topping to provide maximum supported 'give'.

The key to year round use is the quality of construction and it is evident from inspecting countless properties with existing maneges that those professionally constructed by a reputable company can simply last for years! Those considering a manege are advised to shop carefully as the base and drainage are critical factors to providing a consistently level surface. According to one leading manege constructor, there are apparently only four pits in the country which can provide suitable equisand and transportation costs can be expensive. Sand that does not pack down tightly can create an unsuitable and deep riding surface.

Planning requirements vary depending upon where you want to locate the manege. Maneges outside the domestic curtilage will almost certainly require planning permission and so does the requirement for floodlights. Whilst local councils tend to support the construction of maneges, they are less inclined to support floodlights 'in the countryside' as this can be deemed inappropriate for the surroundings (especially if such lighting obscures the vision of traffic at night or cause a nuisance to neighbours.) Our advice is simple Speak to your local authority to establish their policy on maneges and as to what their criteria would be in respect of planning.

Manege costs vary enormously and it does seem that 'long term' you get what you pay for. A typical 40 x 20m manege can cost from around £16,000 to £24,000 (dependent upon surface materials). The value of a manege to you can be determined by the amount of use it will have, the security and safety factors and of course the fact that it will provide a healthy return and likely to attract a wider range of buyers when selling.

Thinking of additional income opportunities (supplied by Medivet Vetinary Group)

Properties with land occasionally come up with a Dog and/or Cat boarding kennels on site. These can be useful extra source of income but you need to be aware of what to look for and the pro's and con's.

Such businesses must be licenced by the local authority and if not licenced this may be difficult to obtain as the structural requirements are increasing steadily. They now need to be made of impervious material, ie: concrete and steel. Wood and chicken wire are not good enough. Wiring, ventilation and lighting and heating are also issues. Premises that already have a licence will need to steadily upgrade their structure by each annual renewal, but they are not overbearing and are allowing time for these to be brought into line. The kennels need to be designed with security in mind so that in-mates cannot escape high fences and double door systems, roofed runs etc.

Most boarding kennels are not noisy most of the time only when clients call and such times can be restricted. However they may be at times and having close neighbours, especially down-wind where the noise may carry more, can cause problems. Ideally the actual kennelling should be sited a reasonable distance from your home, about thirty metres is fine especially if there is scope for a break of trees or buildings between you and the kennels.

An established business is very much easier to take over, especially if any staff can be retained, and the previous owners standards and goodwill retained. The best clients are usually very regular throughout the year.

Kennels can be a tie, there should be someone on site at all times. This rule is not strictly adhered to, but kennels will require a presence a good bit of the time. Thus an accommodation for a resident kennel maid can be very useful, even if you intend to do some of the work yourself. Staff are rarely difficult to come by, as working in kennels seems to be a dream of a lot of people. Also agricultural colleges run courses for students in animal management and ancillaries such as clipping and grooming. These latter, as well as selling pet accessories and feeds can also add quite a lot to the basic business. Having staff resident on site also adds to the security of your property in general as indeed do kennels as burglars expect to set dogs off barking and draw attention. Staff may well be prepared to do other jobs around such as helping with horses and general maintenance.

A kennels housing say forty dogs (a good average) can be expected to turn over around £50,000 with a profit after paying staff etc of up to £25,000 without peripheral sales. Cats may seem an easier option, but they seem to be more seasonal and yield less per unit. Cats can be faddy to feed etc. This takes into account that at peak holiday periods they will be nearly full most of the time, and at very low periods almost empty. Twenty good-sized units, licenced for forty dogs where a number of units then house two or three dogs from the same house. Small runs attached to each kennel or cat unit, and one or two larger exercise runs where dogs can be put when being cleaned out, are also desirable. A means of moving dogs around without having to get them onto a lead is also essential. Some dogs can be easy to 'shunt' but difficult to put a lead on.

Cat units should ideally be designed so that each cat (or group from one household) are in separate air-spaces (buildings) than others. The biggest threat to one cat is another, and they do not like to be exposed to smells and pheromones of other cats. Most catteries have a quantity of cats housed in cages in a building (with outside runs). These are more of a problem with airborne disease transmission and stress to the cats (difficult feeding, disease resistance, nervous behaviour can result)

It is essential that you continue to insist on vaccinations, including against kennel cough. Your local veterinary practice will almost always be only too willing to give you support and advice, if only in anticipation of remaining as a client for them.

Finally running a boarding kennels can be fun. For a wife stuck at home, there will be time to do all those other chores, but still have daily contact with a regular stream of people, many of whom will become good friends over a few years. Older children can be brought in to help and earn their pocket money and there can be tax advantages to owning your own small business.

For more information contact your local veterinary practice.