Menages and equestrian arenas – what surveyors look for
An equestrian arena or menage is one of the most impressive features a heritage property can have. With space to lunge and train horses, as well as trot, canter and learn to jump, it offers an unparalleled experience for those who love their equine friends.
At GB Home Surveys, we’ve inspected luxury homes with equestrian arenas across the West Midlands, South West, Bristol, Bath, the Cotswolds, and South Wales. Our expertise ensures that you can clearly communicate to your client exactly what they’re buying and how to take the most cost-effective approach.
Structural integrity and surfaces
The base and surface of a menage are, of course, critical for horse (and rider) safety. Surveyors check whether the ground has been properly prepared and compacted, whether the retaining walls are sound, and if surfacing materials are appropriate for the intended use.
The primary danger with arenas is the subbase, the structure that lies beneath the top sand layer. If it wasn’t laid properly, it can quickly deteriorate. Uneven areas, subsidence or soft spots can develop over time, especially in equestrian arenas built on old farmland without the proper expertise and equipment. A detailed RICS Home Survey Level 3 can identify these structural issues before they affect your client’s investment or enjoyment.
Drainage and water management
Even a well-built equestrian arena can fail if the drainage system is poor. Water can wash away the top layer, but more dangerously, it can erode the subbase. This creates numerous problems in terms of stability for both the horse and its rider. Inadequate drainage also increases maintenance costs and shortens the lifespan of the menage.
Surveyors assess slopes, soakaways and the surrounding land to ensure water won’t accumulate or erode the base. They’ll look for things like puddles, frozen patches in winter or soggy surfaces in spring, all of which are further indications of potential drainage failure. Inspecting drainage at the survey stage helps your client anticipate any ongoing work required, so they can negotiate accordingly.
Fencing, access and ancillary structures
Then there’s the rest of the arena. While the subbase and the drainage systems are the most important things to watch out for, the RICS Home Survey will also help your client keep an eye on the other aspects.
Weak or damaged fence rails, unsecure gates or inadequate barriers create hazards for horses and riders, as well as anyone who may be watching or working in or around the property.
Surveyors also check vehicle and horsebox access, storage facilities for equipment and feed, and lighting or water where applicable.
Regulatory compliance and planning considerations
Arenas must be built in accordance with Building Regulations and obtain planning permission, especially indoor arenas or those with utilities like floodlights. Your surveyor will review all available planning documentation to ensure the finished project aligns with the paperwork.
However, many arenas fall under very specific local planning rules, especially those associated with listed properties, conservation areas or environmentally sensitive land. In these cases, your client might find future construction or adjustments difficult, and they may require retrospective consent.
The value of surveyor expertise and communication
Not all surveyors have experience with equestrian properties. Choosing a RICS-accredited professional familiar with countryside properties, arenas and equestrian standards could make all the difference to your client’s home-buying journey.
At GB Home Surveys, our surveyors provide detailed reports, photographs and condition ratings. You’ll receive a comprehensive, easy-to-understand report to pass on to your client within seven working days, and your surveyor remains available by phone or email to answer questions long after the survey is complete. This personal service and ongoing communication ensures that both you and your potential buyer fully understand urgent repairs, long-term maintenance and any planning considerations before making a commitment.
Remember, a RICS Home Survey is about risk management. If we find a significant number of problems, it isn’t necessarily a deal-breaker. You, your client or someone else associated with the project could go back to the seller to renegotiate or add conditions, such as repairing the arena subbase, before you exchange keys.
So, if you represent a client purchasing a property with a menage or equestrian arena in the West Midlands, South West, Bristol, Bath, the Cotswolds or South Wales, we can help. Contact us on 03333 600 685 or email contact@gbhomesurveys.co.uk to arrange a comprehensive RICS Home Survey Level 3. Your client deserves certainty before investing in a high-value property.
