Stud farms
This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.
This section deals with the valuation of stud farms for breeding and rearing of horses and ponies of any description. It should be read in conjunction with the relevant Appendices and Practice Notes.
Description in rating list : Stud Farm and Premises. Special Category: Code 269 SCAT suffix : G.
Stud Farms may be occupied together with residential accommodation and may be Composite hereditaments where a C indicator should appear in the List.
Stud farms are a Regional/ Unit class. The Equine Class Co-ordination Team has strict overall responsibility for the co-ordination of this class.
Whilst Regional/Generalist caseworkers can be responsible for the survey and valuation of this class, this is under the supervision and control of the Unit Equine CCT member, who will deal with the more complex casework and valuation.
Contact details of the relevant CTT Member are in Valuation Panel & Class Co-ordination Team Members . The team is responsible for approach, accuracy and consistency of valuations. The team will deliver Practice Notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers and referencers have a responsibility to:
- follow the advice given at all times
- not depart from the guidance given on appeals or maintenance work without approval from the co-ordination team member
- seek advice from the co-ordination team member before starting any new work
- seek the approval of the unit CCT member to any settlement or alteration to the List
5.1 General
For the purposes of this Section, the term Stud Farm includes any land and buildings used for the breeding and rearing of horses or ponies, of any description. The term should not be taken to include the breeding or rearing of any other animals.
Stud farming operations range widely: from an individual mare or stallion kept for breeding, through small multiple amateur/commercial breeders in basic stable or farm yard accommodation to large scale/high value commercial breeders of racehorses in bespoke yards with special veterinary facilities.
Although their levels of sophistication may vary, all stud farms will strive to provide a secure and quiet environment for their horses and ensure that they are isolated from disease.
Locations will also vary, depending upon the type of operation and the progeny sought, but certain characteristics are common. The primary need is good grazing and outdoor paddocks, with an adequate water supply. The paddocks need to be well fenced because it is essential for adequate security and to use materials that will not damage or cause injury to the mares and foals. It is usual to find that timber post and rail fencing is employed to create a series of paddocks around the stud buildings. Mares and foals will normally be kept most of the time in the outdoor paddocks except during confinement, weaning and during periods of inclement weather
The stud buildings are often considered by breeders to be of lesser importance (in contrast to racing, or livery yards), as the aim is to give the growing foals as much light, air and exercise as possible and to allow the mares to produce their milk from grass whenever feasible. That said, buildings will be found, including loose boxes (for resident or visiting mares), stallion boxes (these will be larger and are often better appointed), covering areas/yards (where the mating takes place), foaling boxes, tack and feed rooms, together with covered storage for hay and straw. Some studs will have an office, additional veterinary facilities or other specialist buildings. Quality can vary from poor, converted farm buildings to good quality purpose built accommodation. In Hemens (VO) v Whitsbury Farm and Stud Ltd (1988 RA 277 HL), it was confirmed that horses and ponies, other than those used for farming the land or reared for food, are not “livestock” within the definition in Section 1(3) Rating Act 1971, now paragraph 8(5) of Schedule 5 to the Local Government Finance Act 1988 (LGFA 88). As they are not included within the definition of agricultural buildings contained in paragraphs 3-7 of Schedule 5, buildings used to keep, breed, or rear horses or ponies for any purposes (other than farming land or human consumption) are rateable.
In the Appeal of Tuplin (VO) [2010] UKUT 40 (LC) the LT President determined that horses kept for recreational purposes were not livestock. They were not kept for the purpose of [their] use in farming the land; nor were they kept for the purpose of grazing the pasture land, or consuming the haylage or providing manure for the land. All those functions were ancillary to the main purpose for which they were in fact kept, the recreational enjoyment of their owners.
Providing land is used only as grazing for horses or ponies, it can be construed as “pasture land” within the meaning of paragraph 2(1)(a) of Schedule 5 and thereby qualify as exempt agricultural land. This specific exemption should not be confused with the statutory requirements for “stud relief” (see sub-section 3.2 below).
A full explanation of when other land and/or buildings used to keep horses qualify as exempt agricultural land or buildings is given in Rating Manual Section 6 - Part 6, Part D.
5.2 Relief from Assessment, where applicable
Following a horse bred on a farm winning a “classic” race, horse and pony breeders made representations for an extension of agricultural exemption from rating to buildings used for rearing and breeding equines.. Parliament legislated for partial rate relief from the payment of rates for farmers who also breed horses and ponies, by enacting Paragraph 2A.- (1) of Schedule 6 to LGFA 1988 (inserted by paragraph 38(11) of Schedule 5 to the Local Government & Housing Act 1989).
This relief from assessment applies to:
“…… any hereditament the whole or part of which consists in buildings which are:
a. used for the breeding and rearing of horses or ponies or for either of these purposes
b. are occupied together with any agricultural land or agricultural building.”
Paragraph 2A.- (2) provides that the relief for hereditaments described in paragraph 2A - (1) is to be the amount of rateable value of the hereditament, less the smaller of the following amounts:
“(a) such amount as the Secretary of State may by order specify for the purposes under this paragraph; and
(b) the amount which but for this paragraph would be determined under paragraph 2 above [i.e. paragraph 2 of Schedule 6 to LGFA 88] in respect of so much of the hereditament as consists of buildings so used and occupied.”
5.3 Summary of the Application of Relief
Broadly, the relief described in sub-section 5.2 above will only apply to stables, foaling boxes, stallion boxes, and covered yards or any other buildings actually used for breeding or rearing horses and/or ponies, but not keeping them for any other purpose, where:
a. the stud operations are part of an otherwise exempt working farm, and/or
b. the stud buildings are occupied together with over 2 hectares of land which is used predominantly as exempt agricultural land other than for the pasturage of horses or ponies.
Any difficulties with interpretation of paragraph 2A of Schedule 6 to LGFA 88 should be submitted to the Technical Adviser in the first instance.
5.3.1 Examples of how this Stud Relief works
Practical examples of how stud relief works in practice are set out in Appendix 1 to this section of the Rating Manual.
5.4 Definition of Agricultural Land & Agricultural Building for the purposes of paragraph 2A -(1) of Schedule 6 LGFA 1988
Paragraph 2A.- (3) provides that:- agricultural land for the purposes of paragraph 2A - (1) should be land of more than 2 hectares which is:
agricultural land within the meaning of paragraph 2 of Schedule 5 to LGFA 88 and is not land used exclusively for pasturage of horses or ponies
agricultural building in paragraph 2.A - (1) should be construed in accordance with Paragraphs 3 to 7 of Schedule 5 to LGFA 1988.
In order to ensure qualification under paragraph 2A - (3) and to ensure that land is not used exclusively for the pasturage of horses or ponies, it is not unknown for other grazing animals to be kept at, or imported for a time onto, stud farms. In the latter instance, visiting sheep are sometimes referred to as a “flying flock”.
5.5 Other terms
5.5.1 Breeding
In the larger scale operations, breeding stock may include barren mares (i.e. those not currently in foal) and new stallions to be used in the next season’s breeding programme, in addition to stallions or mares currently being used for breeding.
5.5.2 Rearing
It is considered that whether young stock is being ‘kept’ or as opposed to ‘reared’ will depend upon when they have been completely weaned from the mare. Whilst horses and ponies do not fully mature until at least 4½ - 5 years old they will often be put to other work before this age.
The foal will normally be weaned from its mother after approximately 8 months, although domestic foals can be abruptly separated from the mare as young as 6 months. Foals experience mental and physical stress on separation. The foal’s digestive system has to cope with the sudden removal of milk from the diet, which is mainly digested in the small intestine whereas forage is fermented in the hind gut. This is a major diet change. As well as eating grass or hay the foal should be eating hard feed for at least a month before weaning so that the gut flora have time to develop. A foal’s immune system takes about a year to fully develop. The decision to wean will allow the mare to come back into work or to concentrate on the next foal.
A foal that has been weaned from its mother and having an independent existence, that is running with a herd away from its mother can no longer be regarded as being reared as opposed to being ‘kept’. Potential ongoing training of a horse after this stage is distinct from rearing.
A foal that has been weaned but continues to be ‘kept’ will proceed to be handled (part of the training process) and halter trained to make subsequent handling easier. Horses bred for sale will also normally be offered when yearlings.
It should be noted that some racehorses can start racing as 2 year-olds, whereas event horses, show-jumpers and riding, working or show ponies and horses are not usually used for riding until 4 years of age. In the meantime, they might be used for breeding or showing in hand. These are matters associated with keeping equines after they are over one year old and with is distinct from the ‘rearing’ process.
There are three main methods of weaning - paddock, box and fence.
Paddock weaning
This is a popular method on stud farms where a group of mares and foals will be separated by gradually removing the mares to a paddock some distance away and the foals will be initially distracted by grazing and playing with other foals.
Box weaning
Another method used on stud farms is for mares and foals to be paired/grouped and taken from a paddock to a stable. The foals are left in the stable whilst the mares return to the paddock. The following day the foals will be settled and can be turned out to a different enclosure.
Fence weaning
This is similar to paddock weaning except the mares are moved to an adjacent paddock. The fence prevents the foal from nursing but allows mare and foal to stay close together. Generally this is the least stressful method of weaning.
It will often be argued that foals, yearlings are retained as ‘stores’ but this doesn’t automatically mean that buildings are required for this purpose because apart from the short confinement process mares and stores will be happier if they are out in the paddocks with other horses.
Stud Farms where practicable should be dealt with by referencers experienced at inspecting equine premises and in strict accordance with the Stables Inspection Checklist and Referencing Guide (Appendices 2 and 3)
It is important to properly measure the sizes of individual boxes. Some will be close to the usual average (approximately 3.5m x 3.5m), but others used for foaling, for keeping mares with their foals or as stallion accommodation will be larger. It is necessary therefore to record the number and type of boxes available on the premises, together with their size and mode of construction.
Significant deviations from these sizes may be expected in studs breeding smaller ponies or tiny, non-native breeds. Similarly, expect larger sizes for the bigger breeds of draught horse.
All boxes should be well ventilated, with window openings ideally placed at least 1.8m from floor level. This will ensure that there are no draughts at eye-level. Flooring and access routes should be durable, resilient and offer secure footing. There should be as much natural light as possible and artificial lighting should be efficient. Easy access will be required to water supplies, feed rooms or bedding litter storage and the dung heap. Noting these elements will help determine overall quality. However, it should be remembered that mares (like most horses) will usually be kept out to pasture where they are happier, than in boxes unless ready to foal.
Yard layouts may vary. The traditional English yard will have boxes lining three, or sometimes four sides of an open square. In recent years, the American “barn” has become popular. This has all the boxes in one large, airy building, under one roof. Boxes are arranged opposite each other, in parallel lines and separated by an access way wide enough to accommodate a tractor and trailer. Boxes in adjoining “streets” may be “back-to-back” with each other.
Ancillary facilities will also need to be recorded similarly. These will generally include tack rooms, feed stores, hay and straw barns or other storage areas. Sometimes, sophisticated veterinary facilities or other specialist buildings will be encountered. Again, full details of size, construction and, if possible, costs should be obtained.
Equine pools can be internal or external. Pools will normally not be heated but the water may be circulated by pump. Normally constructed of concrete and tiled. The size of pools will vary and it is considered that full drawings need to be made in order to calculate cubic capacity which will used to estimate the construction costs at AVD based upon the costings in the VO Cost guide.
A note should also be made of the type and quality of access to the property, as large vehicles will often need to gain access to stud premises. There should be adequate car and lorry parking available.
The area of land that is occupied together with the stud buildings will need to be established, as will the use of any other land and buildings within the hereditament. This may well involve looking at the wider picture and not just the immediate stud premises.
Paddocks are an essential requirement and should have water laid on and will often have open fronted sheds to provide shade and shelter. Stock at a large stud will be divided into mares and foals, barren mares, foaling mares, stallions or young stock and each group will have its own paddock(s). It is likely that an additional paddock for each group is resting, thus enabling fresh grazing to be available at all times.
The overall quality and “feel” of the hereditament should be gauged.
Forms of Return [FOR] with the separate Equine Questionnaire should be sent out in all cases where a report is received or raised, particularly where a recent FOR has not been sent out or the report is in relation to an altered or new hereditament.
Full Surveys/ plans, equine questionnaires and all other evidence should be stored on EDRM.
Reference should be made to the relevant practice note instructions. It is anticipated that sufficient direct rental evidence exists to enable valuations to be carried out on a rental basis.
8.1 Rental basis
This is the preferred method of valuation, once rental evidence is established. Although there may be high profits to be made from breeding and rearing horses and ponies, these can only be derived from the quality of the stock. So rents paid for basic stabling are sometimes similar to those paid for equivalent livery or training yard accommodation, although the fundamental business requirements of these various equestrian enterprises do differ significantly.
Other factors affecting rent are the number of animals that can be accommodated at one time, exercise facilities and any other specialised ancillary facilities over and above the basic ‘accommodation’. Rental values can be analysed per box, reflecting any additional value of normal ancillary facilities, for comparison purposes. Where facilities exceed the basic stable, storage and paddock accommodation, they should be valued separately.
8.2 Contractor’s basis
In addition to a rental basis on basic accommodation, a contractor’s basis may be preferred for any sophisticated ancillary facilities in the buildings where there is no direct rental evidence that provides assistance. The VOA’s Building Surveyor service (BEAMS) will be able to provide costings as required by completion of the pro-forma for advice.
Where insufficient rental information is available for example in relation to ancillaries like gallops, manege, horse walkers and equine swimming pools, it is considered that following the UT(LC) decision in Hobbs-v- Gidman(VO) that the three step approach in Dorothy Perkins Retail Limited v Casey (VO) RA/148/1992 must be adopted, namely:
-
Consider rental evidence to see if tenants improvements can be clearly quantified in the market.
-
Consider settled assessments which take on the weight of rents (see British Telecommunications –v- Dalman(VO) [1985] RA 13) to see if they clearly establish in value terms the effect on the assessment of such improvements.
-
If these steps fail to provide the required evidence, regard should be had to the individual cost of providing these improvements or a modern alternative on the hereditament so as to determine their value to a tenant. If these requirements are met a full Contractors Basis valuation of the relevant part of the hereditament should be applied, using the five traditional steps:
- Estimate the replacement cost (ERC)
- Adjust for physical and functional obsolescence
- Add the value of the land
- Apply the statutory decap rate
- Stand back and look to provide an equivalent rental value.
BEAMS will be able to provide costings as required if they are not already set out in the VO Cost Guide.
8.3 Receipts and Expenditure method
A method of valuation having regard to gross receipts will not be appropriate for this class.
9.1 Surveys, location/ site plans and inspection check lists must be filed on EDRM. The proximity and location of the subject property in relation to nearby towns/ airports etc. should be record.
9.2 Survey capture and valuation must be stored on RSA..
9.3 Further assistance and advice can be obtained from the equine Class Coordination Team or appropriate specialist in the NSU.
1. Market Appraisal
1.1 As an industry overall there has been a reduction in foal production. This decline however is generally limited to those breed for personal recreational use, in that less people now ride as a pastime and existing horse owners are keeping animals longer. This trend of horse ownership does not apply to those classing themselves as ‘professionals’ where numbers have risen.
1.2 Demand for thoroughbred racehorses has remained relatively static in terms of volumes but is showing increases in prices paid. Statistics from one of Britain’s largest auction houses shows continued increases in the average price for thoroughbred racehorses, with major auctioneers reporting record breaking amounts paid for the best thoroughbreds at recent sales.
1.3 Auction houses clearance rates remain constant and report a consistent demand for top quality horses from overseas buyers, particularly from Middle Eastern countries/ states. Many of these horses remain in the United Kingdom for training, whilst others are exported as far as Australia.
1.4 New statute, The Horserace Betting Levy Regulations 2017 (SI2017/589) introduced a revised levy system taking effect from 25 April 2017 which will maintain demand for good quality thoroughbreds, therefore benefitting stud farms which specialise in breeding racehorses. This legislation, increased prize money in 2018 to £160 million, from £95 million in 2012, and ensures previously lost revenue is now captured from bets placed online and offshore.
1.5 In conclusion, it is clear that largescale, well-appointed stud farms breeding professional standard horses/ racing thoroughbreds are performing markedly better than smaller enterprises predominately supplying horses and ponies for recreational use.
2. Changes since the last Practice Note
2.1 There are no significant changes in approach, although to ensure consistency across the network, it is vital that advice is sought from CCT members when undertaking adjustment and analysis of rental information.
3. Ratepayer discussions
3.1 No discussions have been held with the industry.
4. Valuation scheme
4.1 There is no agreed scheme for this class.
4.2 It is vital to note the operational differences between a stud farm and other equestrian operations such as racing stables. For stud farms adequate pasture land is critical as horses and foals tend to be outside grazing for the majority of time, whereas the opposite is true for racing stables where thoroughbreds generally remain stabled. So, in effect availability of suitable land is paramount to that of stabling unlike racing stables where the opposite is true. Comparison of values between these classes is therefore inappropriate.
4.3 Box (or stable) values are determined by prevailing rental levels within any locality and are generally used as a ‘unit of comparison’ for studs where no direct rental evidence exists. It is acknowledged that in some regions, rents may be limited or require such significant adjustment to hold little weight. It is therefore vital that initial analysis and adjustment is overseen by the Equine Class Coordination Team.
4.4 Allowances for fragmentation are considered inappropriate, on the basis that having bloodstock in several different yards is beneficial for disease control.
4.5 To ensure consistency, advice should be sought from the Class Coordination Team on appropriate deductions to be made when stripping out domestic accommodation for the purposes of rental analysis. Information should be sought as to the type/ style of dwelling occupied as it could potentially range from a mobile home to a substantial dwelling. Details should also be sought as to other accommodation on site, such as groom’s quarters.
4.6 For analysis purposes, land rental values should be adopted within the range of £150 to £400 per acre. Regard should be had to local demand, size and quality (for example sloping site/ suitability for grazing). Conversely for valuation purposes, where such land is used as grazing/ pasture, it will be treated as exempt under Schedule 5 of the Local Government Finance Act 1988
4.7 National tables for ‘other additions’ not reflected within box prices, have been devised to ensure consistency. Values are based on replacement costs, then amortised to produce an annual equivalent. It is acknowledged however that in limited circumstances further adjustment may be required to reflect quality and other specific factors.
4.8 In accordance with Paragraph 2A(1) Schedule 6 LGFA 1988, the application of stud relief should be considered as an end stage adjustment once the Rateable Value has been determined. It is essential that relief is only be applied to actual buildings used for ‘stud purposes’. Buildings at stud farms utilized for other equine purposes do not qualify. The Rating Manual Section 6 Part 3 Section 1005 - Appendix 1 provides worked examples of how the relief should be applied, which is in effect the lesser of that determined by statute or the sum of buildings used for stud purposes.
4.9 The non-domestic rating (Stud Farms) (England) Order 2009 SI 2009 No. 3177 as amended by the non-domestic rating (Reliefs, Thresholds and Amendment)(England) Order 2017, states that up to £4,700 relief may be applied where appropriate. The position in Wales has not altered. This will need updating with revised thresholds once the R23 SI is published. Historically provided just before publication of draft list
4.10 Class Coordination Team members should be approached when dealing with both Check, Challenge, Appeal and maintenance work on this class.
1. Market appraisal
As an industry the breeding of race horses has suffered the effects of the economic downturn, through falls in the value of bloodstock sales and a reduction in foal production.
Between 2008 and 2012 Britain’s thoroughbred production dropped by a significant 22%, this decline has since stabilised. The impact on the lower quality, often part-time end of the sector was most apparent with the larger professionally organised studs faring better.
Volumes and average price of horses sold at public auctions are considered to be key indicators of the health of the market. Britain’s two largest auction houses (Tattersall’s and Doncaster Bloodstock Sales) reported significantly reduced sales between 2008 and 2011, but an upturn in the market from 2011 onwards. The average sale price per lot of £47,000 reached in 2012 is on par with pre recession levels but total volumes sold are still significantly lower.
Demand for top quality thoroughbreds remains strong, with approximately 70% of sales to non-British buyers. The largest source of finance is from the UAE states, Saudi Arabia and more recently Qatar, and whilst some horses are exported the majority remain to be trained and raced in Britain.
Whilst it is clear the lower end of the market is challenging, as with other leisure pursuits - top class sport is increasingly funded by wealthy individuals/ organisations. Such investors appear increasingly willing to develop showcase facilities further widening the gap between the best and more modest facilities.
2. Changes since the last practice note
There are no significant changes in approach, although to aid consistency across the network, advice on analysis and adjustment is reemphasised within Section 4 of this practice note.
3. Ratepayer discussions
No discussions have been held with the industry.
4. Valuation scheme
There is no agreed scheme for this class.
The purpose of this practice note is to provide costing information and other valuation material appropriate for this class of property in respect of the R2017 Revaluation. This PN should be read in conjunction with the main section.
Determination of stud relief: Paragraph 2A(1) Schedule 6 LGFA 1988
It is essential that relief should only be applied to actual buildings used for ‘stud purposes’. Buildings at stud farms used for other equine purposes do not qualify for relief.
The principal guidance on Stud Farm Relief is given in Rating Manual: section 6 part 1 - section 1005:3 and within Appendix 1.
For R2017 there is currently no published intention to alter the current arrangements, which are as follows:
- The non-domestic rating (Stud Farms) (England) Order 2009 SI 2009 No. 3177 which states that up to £4,700 relief may be applied where appropriate. The position in Wales has not altered.
For the avoidance of doubt, this 2009 Order does not apply to the 2005 (or earlier) rating lists or any hereditament situated in Wales (where the lower limit of £2500 rateable value applies).
Analysis and adjustment
For analysis purposes, land rental values should be adopted within the range of £120 to £200 per acre. Regard should be had to local demand, size and quality (for example sloping site/ suitability for grazing).
When stripping out residential accommodation for analysis purposes, it is incorrect to deduct the full ‘open market value’ of comparable dwellings. An adjustment is required to reflect that rent paid on the domestic part will be lower as it forms part of a larger commercial operation. Moreover, any comparable residential rent will not be arrived at on the same basis i.e. residential lettings require the landlord to carry out external and internal repairs, regular inspection of electrical and gas installations and higher landlord’s insurance costs.
In the absence of better evidence a judgement needs to be made on the facts of the amount to be deducted from the residential element, to reflect any disadvantage of being sited within a commercial operation, for example a 50% deduction may be appropriate. This should reflect these matters together with any planning restrictions in place or noise/ disruption from the adjacent commercial activity.
It is acknowledged that in some locations rental evidence may be limited or require significant adjustment for this class. To ensure a consistent approach across the network, analysis and adjustment has been undertaken by the Class Coordination Team.
The relevant Specialist Equine Caseworker for the unit should be approached when dealing with both maintenance and settlement of this class.
Worked examples
The relevant legislative background is contained in RM 1005:3.2 et seq.
The Order referred to in paragraph 2A.- (2)(a) of Schedule 5 to the Local Government and Housing Act 1989 is contained in a series of Statutory Instruments:
The Non-Domestic Rating (Stud Farms) Order SI 1989/2331 came into force on 4 January 1990 and specified that the deduction to be made from the rateable value was to be £2,500 in both England and Wales.
For England only, the Non-Domestic Rating (Stud Farms) (England) Order SI 2001/ 2586 came into effect on 15 August 2001 and increased the rateable value deduction to £3000. The application of the 1989 Order to England was revoked after this date.
Again, for England only, the Non-Domestic Rating (Stud Farms) (England) Order SI 2004/3151 came into effect on 1 April 2005 and increased the rateable value deduction to £3500. The application of the 2001 Order was revoked after this date.
For the avoidance of doubt, the 2004 Order does not apply to the 2000 (or earlier) rating lists or any hereditament situated in Wales.
The statute has further been amended with effect from 1 April 2010, by the Non -Domestic Rating (Stud Farms) (England) Order 2009 SI 2009 No. 3177 which states that up to £4200 relief may be applied where appropriate. The position in Wales has not altered.
For the avoidance of doubt, this 2009 Order does not apply to the 2005 (or earlier) rating lists or any hereditament situated in Wales.
Please be aware, the worked examples as shown below relate to the situation as at 1 April 2005
How the relief operates
The relief applies where the hereditament comprises, in whole or in part:-
a) buildings used for the breeding or rearing of horses or ponies, or for either of those purposes;
and
b) are occupied together with any “agricultural land” or “agricultural building”.
In this context, “agricultural land” means any land of more than two hectares which is agricultural land within the meaning of paragraph 2 of Schedule 5 to the Local Government Finance Act 1988 and is not land being exclusively used for the pasturing of horses or ponies.
“Agricultural building” is to be construed in accordance with paragraphs 3 to 7 of that same Schedule.
The requirement is that the agricultural land should not be exclusively used for the pasturing of horses or ponies. This should be interpreted to mean that other animals should graze the land, but not necessarily at the same time. Sometimes, agents acting for ratepayers may refer to this as the “over-grazing” requirement. If, instead of being grazed, the land is used for some other purpose that still enables it to qualify as “agricultural land” (as defined), then the requirement will still be met.
The words “occupied together with” should be interpreted in accordance with advice contained in Rating Manual Section 6 - Part 6: 5.1.2.
The relief does not apply to any land, which is used for stud farm purposes. Unless the land is exempt under paragraph 2(1) of Schedule 5 to LGFA 1988, it should be assessed and relief must not be set against it. (This restriction does not, of course, apply to land which comprises the site of stud farm buildings.)
The following examples illustrate how the relief applies to the 2005 rating lists in England after 1 April 2005. For the R2005 rating lists in Wales, simply substitute the lower RV relief of £2500. In each of the examples it is assumed that the statutory requirements are complied with and the stud premises are occupied together with more than 2 hectares of agricultural land.
Example No 1
In this case, the land is used as a hard standing for motor vehicles and storage relating to the stud farm, the value of which is not reflected in the value of the buildings.
| £RV | ||
| Stud Farm buildings | 4000 | |
| Land (hard standing and storage) | 250 | |
| Total RV | 4250 | |
| Deduct "specified amount" for Stud Farm buildings | 3500 | |
| Entry in List | RV 750 |
In this case the rateable value of the buildings exceeds £3500 and so the valuation is reduced by the full specified amount.
Example No 2
In this example, the land is also used as hard standing for motor vehicles and storage relating to the stud farm, the value of which is not reflected in the value of the buildings.
| £RV | ||
| Stud Farm buildings | 2000 | |
| Land (hard standing and storage) | 150 | |
| Total RV | 2150 | |
| Deduct value of Stud Farm buildings | 2000 | |
| Entry in List | RV 150 |
NB: In this case the value of the buildings is less than £3500, so the deduction is restricted to the actual value of the buildings.
Example No 3
Here the occupier of the stud farm also occupies contiguous buildings that are used for another purpose, which is rateable. However, for the sake of this example, a separate assessment is not justified.
| £RV | ||
| Stud Farm buildings | 2000 | |
| Storage building | 5000 | |
| Total RV | 7000 | |
| Deduct value of Stud Farm buildings | 2000 | |
| Entry in List | RV 5000 |
NB: Once more, only if the value of the stud farm buildings was £3500, or more, would the valuation be reduced by the full specified amount of relief.
Example No 4
Here the only rateable property is the stud farm itself.
| £RV | ||
| Stud Farm buildings | 2250 | |
| Total RV | 2250 | |
| Deduct value of Stud Farm buildings | 2250 | |
| RV NIL |
NB: In this case an entry for £ Nil would be made in the rating list.
Description in the Rating List
When altering the rating list, VOs should endorse the description with the letters “(PR)” immediately after the words “Stud Farm”. This obviates the need to inform occupiers that partial relief has been applied and will also be a helpful indication for persons who might otherwise seek to use the assessments as comparables for some other class of property.
Checklist of details required to complete inspection - for use on site as an aid memoir
A link to this checklist is available.
Inspection guide providing advice
a. preparation for inspection b. inspection c. post inspection
A link to this checklist is available.
1. Co-ordination
Stud Farms are a Group co-ordination class and, as such, responsibility for ensuring that the appropriate co-ordination takes place lies with individual Groups. As there is known to be only limited rental evidence for this class, it is important that Groups co-ordinate across boundaries, using fully the procedures described in RM Section 6 - Part 1 and Practice Note 1 - Revaluation 2010.
The Special Category Code 269 should be used. As a Group Class the appropriate suffix letter should be G.
2. Valuation Guidance
Reference should be made to Rating Manual section 6: part 3 - section 1005, which refers to the method of valuation for this class. It should be remembered that the fundamental business requirements for stud farms differ from those of other equestrian enterprises (eg racing stables, riding schools and livery stables) and care is required not to confuse rental evidence from these differing markets.
Further valuation guidance may be issued by way of a later Appendix to this Practice Note if a clear pattern emerges from analysis of rental evidence across the country.
3. Determination of the extent of Relief: Paragraph 2A(1) Schedule 6 LGFA 1988
The principal guidance on Stud Farm Relief is given in Rating Manual section 6: part 3 - section 1005 and Appendix 1 thereto.
For R2010 there is no published intention* to alter the current arrangements, which are as follows:
The Order referred to in paragraph 2A. - (2)(a) of Schedule 5 to the Local Government and Housing Act 1989 is contained in a series of Statutory Instruments:
-
Non-Domestic Rating (Stud Farms) Order SI 1989/2331 came into force on 4 January 1990 and specified that the deduction to be made from the rateable value was to be £2,500 in both England and Wales.
-
England only, the Non-Domestic Rating (Stud Farms) (England) Order SI 2001/ 2586 came into effect on 15 August 2001 and increased the rateable value deduction to £3000. The application of the 1989 Order to England was revoked after this date.
-
for England only, the Non-Domestic Rating (Stud Farms) (England) Order SI 2004/3151 came into effect on 1 April 2005 and increased the rateable value deduction to £3500. The application of the 2001 Order was revoked after this date.
-
statute has further been amended with effect from 1 April 2010, by the Non -Domestic Rating (Stud Farms) (England) Order 2009 SI 2009 No. 3177 which states that up to £4200 relief may be applied where appropriate. The position in Wales has not altered.
For the avoidance of doubt, this 2009 Order does not apply to the 2005 (or earlier) rating lists or any hereditament situated in Wales.
*But it should be noted that late changes immediately prior to the compilation date of a new rating list are not unknown.