Boarding facility
requirements.
Running a boarding facility in Aiken.
Opening a horse boarding facility is a dream for many equestrians — but the reality involves navigating zoning regulations, insurance requirements, licensing, and compliance standards that can be complex and unfamiliar. In Aiken County, specific ordinances govern how many horses you can keep, how your property must be set up, and what business operations are permitted.
Whether you're purchasing an existing boarding facility or converting a private farm, this guide covers the key regulatory and operational requirements you need to understand before accepting your first boarder.
What Aiken County requires.
Aiken County Zoning (Unincorporated)
Under Aiken County Code Section 24-3.2, horses are permitted as a conditional use. The minimum lot area for the first three horses or horse stalls is one acre. For every horse or stall beyond the first three, an additional 20,000 square feet of land is required. This means a 12-stall boarding facility would require approximately 5 acres of land.
City of Aiken Zoning
Properties within the City of Aiken limits are subject to city zoning ordinances, which may differ from county regulations. Some residential zones permit horses with restrictions on number and setback distances. Always verify whether a property falls under city or county jurisdiction, as the rules differ.
Setback Requirements
Aiken County typically requires setbacks from property lines and adjacent structures for agricultural and conditional uses. Barns, manure storage, and runoff areas must meet minimum setback distances. These vary by zoning district and property size.
HOA & Restrictive Covenants
Even where county zoning permits horses, an HOA or deed-restricted community may prohibit commercial boarding operations. Always check the CC&Rs before purchasing a property with plans for a boarding business. Some communities allow personal horse ownership but restrict commercial use.
Quick Calculation: How Much Land Do You Need?
First 3 horses: 1 acre minimum
Horses 4–6: 1 acre + 60,000 sq ft (≈ 2.38 total acres)
Horses 7–10: 1 acre + 140,000 sq ft (≈ 4.22 total acres)
12-stall boarding facility: 1 acre + 180,000 sq ft (≈ 5.14 total acres)
Note: These are minimums. Additional acreage is needed for turnout paddocks, hay storage, manure management, parking, and arena space. Most commercial boarding facilities in Aiken operate on 10–50+ acres.
Protecting your operation.
Insurance is not optional for boarding facilities. The equine industry carries inherent risks, and a single incident can result in significant financial liability.
General Liability Insurance
Covers injuries to boarders, visitors, and third parties on the property. Essential for any commercial boarding operation. A single serious injury claim can be financially devastating without proper coverage.
Care, Custody & Control (CCC)
Covers injuries to horses in your care. Standard liability policies often exclude horse-related injuries. CCC coverage is specific to equine operations and is critical for boarding facilities.
Professional Liability
Covers claims arising from professional services — training, lessons, or breeding. If you offer any professional equine services, this coverage is essential.
Property Insurance
Covers the barn, fencing, arenas, and outbuildings against fire, wind, and other perils. Horse properties have significant replacement costs — a barn fire can destroy hundreds of thousands of dollars in structures and equipment.
Workers' Compensation
Required in South Carolina if you have four or more employees. Covers employee injuries on the job. Even if you initially operate with independent contractors, scaling up may trigger this requirement.
Equine Activity Liability Act
South Carolina's Equine Activity Liability Act provides certain protections to horse activity providers, but it does not replace insurance. Proper signage and waivers are recommended in addition to insurance coverage.
Steps to open a
boarding facility.
Planning to open a
boarding facility?
Linda can help you identify properties with the right zoning, acreage, and infrastructure for a boarding operation. She'll connect you with local attorneys, insurance agents, and industry professionals who understand the equestrian business.
Get StartedReviewed by Linda Limehouse, REALTOR®
Licensed in South Carolina and Georgia
More than 20 years of CSRA real estate experience
Last reviewed: July 2026