I've experienced similar situations at our place, the best policy is to weed them out before they step foot on the place, meaning do the best you can to eliminate potential problems up front, however you see fit, which could include checking references, having a detailed "landlord-tenant" agreement, the goal is to obviously avoid those who are or will be a problem. Having multiple boarders, unless they're all good and no nonsense can be a real pain in the @ss ! Having no boarders results in a lack of cash flow, and that too is a pain in the @ss LOL !
I have found that the best scenario is less boarders, one with multiple horses, and say a customer base with lessons and the like, whereas you are dealing with one person, and they deal with multiple people. We have a sitution like that right not, 19 stall barn leased, indoor arena leased, and I'll tell you what, cause I left, the place was going into the drink, gutters hanging, aisles like the surface of the moon, was depressing to show up there every morning, but thankfully, the person whom is leasing, rode for us, we know her and things are run smoothly, both make money. One thing is for sure, those gutters would still be hanging and the stalls like craters and so on if it was not for this arrangement. During my tenure (I can't risk fooling with horses anymore) there was no boarders, just our own and though I tried, had people come in to speculate about leasing that were serious, powers to be( my father LOL !) were intimidated, 1 year later, I pay a visit and low and behold what a complete turn around, most of it from the lease, I said a year ago I could not get a tablespoon of stone dust for the stalls and the aisles, now theres piles of it, + all the other badly needed repairs. Funny how things can change with a little income. The other thing is you need good help and I'll say this, we have one guy an older gent whom is one of the nicest, good worker, he's been around since day 1, but over the years I've had help that I literally wanted to strangle, LOL !!! He is a different story, and we worked well together even during the worst, you know, barn flooded, snow on roof threatening to or brink of collapse, all the fun stuff.... (don't miss any of that LOL !!!) You have to have good help period, and that takes money too. Its good to visit now, as I anticipate a much better job for me doing work at a state agency after some time off, I know dairy farms are a lot of work, but these darned horse operations will tell you your age right quick, I'm done with it, no way I'd want to own something like that either, as the larger customers like described above, want to move on to their own place, so you never know about longevity or the long term. We've had a few "whole barn" leases thinking back and all of those were good money makers, best thing is my father lives there now, owner presence on site full time makes a big difference, no stealing, or hiding when it comes time to pay the bills.
We also have a select few additional boarders, one of which that comes every year during the warmer months. Been coming here for years now, and its a pleasure to have her around, so you have those types too, she also does other work, business related and they're good friends socially, without any chummy discounts, business is business.
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