Game farms and hatcheries
Source: gov.uk (2025-04-28)

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1. Scope

1.1 This instruction applies to all rateable game farms and hatcheries. For rating purposes, the term ‘game farm’ should be taken to mean any operation that raises game birds, e.g. partridges, pheasants and quails, on a commercial basis for sale, or for release into the wild for shooting. This will include those game farms and hatcheries that rear for their own shoots only. A hatchery will be a site that hatches eggs under artificial conditions.

1.2 Background

1.3 The most reared game birds are pheasants. Farmed game birds are supplied to customers as either day old chicks or as 6–7-week-old poults (young birds).

1.4 Each year, at the end of January/beginning of February, the breeding stock is housed in winter pens. As the winter draws to a close the birds are usually moved into laying pens, in preparation for egg production. By mid-April, with the daylight hours getting longer, the hen birds will have started to lay. The eggs are then gathered up daily and taken to the hatchery building(s), where they are checked for fertility and batched up ready for setting and incubation. The incubation period lasts about three weeks, after which the eggs are transferred into a high-humidity hatcher. The extra humidity allows the chick to break out of the shell more easily.

1.5 Once hatched, the chicks are either sold at a day old or moved on to brooder pens and grass runs for further growth into poults.

1.6 Generally, the production process will be ended towards late June.

2. List Description and Special Category Code

List description: Game farm and premises

SCAT code: 112 (game farms) or 124 (hatcheries)

Suffix: G

Primary description code: MX

3. Responsible Teams

3.1 The Animal & Rural Class Co-ordination Team (CCT) has overall responsibility for the co-ordination of this class. Each Regional Valuation Unit (RVU) has a representative on the team. The team is responsible for the approach to and the accuracy and consistency of game farms & hatcheries.

4. Co-Ordination

4.1 RVU will be responsible for referencing, gathering facts and valuation.

4.2 The Animal & Rural CCT will deliver practice notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers have a responsibility to:
- follow the advice given at all times – practice notes are mandatory
- not depart from the advice given on appeal or maintenance work without approval from the CCT
- seek advice from the CCT before starting any new work
5. Legal Framework

5.1 The Lands Tribunal case Cook (VO) v Ross Poultry (1982 RA 187) established that game farms were not within the exemption provisions for agricultural premises of what is now Schedule 5 to the Local Government Finance Act 1988.

5.2 In summary, the land used for the raising of the birds does not come within the definition of agricultural land in paragraph 2 of Schedule 5 and, as a direct consequence, any buildings used in conjunction with that land cannot be exempt under paragraph 3. Any possibility of exemption under paragraph 5 is denied because the statutory definition of livestock (for these purposes) does not include game birds.

6. Survey requirements

6.1 Inspections should be carried out in accordance with the Valuation Office Agency Property Inspector Manual.

6.2 Game farm or hatchery buildings should be measured to Gross Internal Area (GIA) for rating purposes in accordance with the RICS Code of Measuring Practice 6th edition or its replacement.

6.3 When inspecting a game farm or hatchery, property inspectors should record the location and description of the site to include the following:
- location
- site - size, shape, and topography
- type and numbers of birds raised
- buildings infrastructure – number, size and quality of buildings
- Pens – note construction. These should be measured to GIA, but the linear run of fencing and height of any kicker boards should also be noted.
- Grass runs – extent of
- ancillaries – offices, storage etc
- land – any agricultural and that used for the game farm
- services - heating energy source and water source
- car parking
- photographs of the main constituent parts of the site.
- Minimum of 3 years receipts nearest AVD
- Note the extent of the hereditament, which may include other operations such as holiday cottages and agricultural operations.
6.4 An inspection checklist is appended to this section (Appendix 1) and should be completed for all new properties, updated for maintenance work, and stored in the property folder of the Electronic Document Records Management (EDRM) system.

6.5 It is likely that the winter pens, laying pens, brooder pens and grass runs will be of lightweight timber framing, with chicken wire to the sides and aviary netting (to prevent damage to birds in flight) as a roof. Shelter, of some sort, will also be available to the birds. To prevent attack by predators, corrugated iron sheets or timber boards are often set into the ground around the sides. There may even be electric fencing to serve the same purpose. Each pen will have its own feeder and drinker to serve the birds nutritional needs. The hatchery and any other buildings are likely to be more substantial.

6.6 Whenever possible, try to ensure that referencing takes place during the late spring/early summer period in order to see the operation at its height. If the inspection is undertaken during the “quiet” time (autumn/winter) for egg / chick / poult production, it is possible that pens or runs may be dismantled for storage and renovation.

6.7 Enquire about activities undertaken at the premises throughout the year and consider going back, if needs be, during a more active time. Always ensure that a digital plan is taken to the site and that the full extent of the hereditament is marked on it.

6.8 Bearing in mind that the rearing season is during the period January to June, it is possible that some of the buildings/land are not used for game farm purposes throughout the whole of the year and that other uses may be exempt under the agricultural exemption provisions. In such cases, please ensure that all the facts concerning the various occupations of both land and buildings are fully documented. As each case will have to be determined on its own merits, it may be necessary to seek CCT advice before undertaking a valuation.

7. Survey Capture

7.1 For rating lists before 2026, rating surveys should be captured on the Non-Bulk Server (NBS) in the valuation section on Valuations on Generic Contractors Template. Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).

7.2 For rating lists 2026 onward receipts details should be captured on the Non-Bulk Server (NBS) under Valuations on Generic Receipts Template. Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).

7.3 Hatcheries more in the style of factories, which maybe on an industrial estate, should continue to be measured to GIA and be captured as a bulk class on the Rating Support Application (RSA).

8. Valuation Approach

For rating lists before 2026

8.1 The general basis of valuation, should be the contractors method. Larger scale hatcheries, more akin to factories should remain on a rentals basis and be valued according to local industrial levels.

8.2 Game Farms will normally comprise the following buildings and enclosures:
- Hatcheries and Game Rearing Houses
- Brooder Houses
- Rearing Pens and Night Shelters
- Raised Floor Partridge and Pheasant Rearing Boxes
Costs for the above buildings are set out in the list appropriate Cost Guide and reflect fully erected on site costs.

8.3 Stage 2 adjustment should not reflect the age of buildings but physical and functional obsolescence only.

External Works

8.4 Generally, there will be little or no external works additions; possible exceptions may be gravel or concrete roads. Heating is usually minimal relying on propane blowers.

Land Cost – Stage 3

8.5 Land and buildings used for game farming are not exempt agricultural premises under the provisions set out in para 2(1) and Para 3(a) – nor indeed under any of the agricultural exemption paragraphs in Sch 5 LGFA 1988. Grass and exercise areas are likely to be in the ranges as suggested by the relevant practice note unless there is local evidence of different rates being applied.

For 2026 rating lists and beyond

8.6 The basis of valuation should be receipts. The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6036.

8.7 Values will be determined by a percentage of gross receipts. The levels of those receipts will be taken at those which could be reasonable expected at the antecedent valuation date (AVD).

8.8 It is vital that income from any other sources, for example, shooting, holiday accommodation and agricultural business activities are stripped out of this figure.

9. Valuation Support

Rating Support Application (RSA)

Survaid

Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members

SharePoint guidance for G class suffix

Appendix 1 : Game farms and hatcheries - inspection guide

BEFORE LEAVING THE OFFICE
- Print out a site plan, showing buildings and any surrounding fields
- Download any useful information relating to the property off the internet. A search of the local authorities planning website might also prove helpful. If a planning application has been made this is often accompanied by a Design and Access Statement which can be useful.
- Ensure that your Scheduler is up to date and shows your itinerary.
- Take appropriate protective equipment.
ON SITE

a) Photographs

Whilst on site take plenty of photographs for evidential purposes and to minimise the risk of needing to re-inspect. These should include:
- General external views, showing the relationships between the buildings and other elements and their proximity to each other,
- Any physical boundaries and their juxtaposition with buildings.
- If possible, some internal/external photographs (ask permission first) showing the use of the various buildings e.g., Incubation areas, storage areas, brooder houses, pens, grass runs.
INSPECTION CHECKLIST BELOW

Game farms and hatcheries inspection checklist and generic agricultural checklist (https://assets.publishing.service.gov.uk/media/67bee16468a61757838d1f6e/Game_farms_and_hatcheries_-_inspection_checklist.docx)

Practice note: 2023 - game farms

1. Market Appraisal

1.1 Current figures show that game shooting is a thriving activity, now worth over £2 billion. This is a marked increase on industry figures produced at the last antecedent valuation date (AVD) of £1.6 billion.

1.2 The majority of game shot in the UK is hand reared by either specialist game farms or by gamekeepers. The industry reports that 83% of shoots rely on hand reared game released into the countryside to supplement wild stocks. The UK has approximately 300 commercial game farms, predominately rearing pheasants, partridge and ducks. These have an estimated turnover of around £160 million, contributing to the wider shooting economy. This figure has remained static since the last AVD, following downward pressures from within the industry to shoot less birds (on a daily basis) and also given the fact that marginal increased prices for chicks/ reared gamebirds have been offset by higher running costs in recent years.

1.3 Typically game farms produce between 30,000 and 150,000 birds each year and are generally modest enterprises with few permanent staff. Larger farms do exist however with the relatively small number of such farms producing over 1.5 million birds annually.

1.4 Game farms vary in style and quality, ranging from those operating from small timber brooder houses holding several hundred chicks to large hi tech ‘poultry style’ rearing facilities accommodating many thousands. Regardless of which, the main aim is to produce a ‘wild-type bird’ and get the chicks out in conditions as close to their natural environment as soon as able.

1.5 All game rearing, regardless of scale, must comply with the Defra Code of Practice for the Welfare of Gamebirds Reared for Sporting Purposes (published July 2010)

1.6 In recent years, outbreaks of Bird Flu (Avian Influenza) have become increasing prevalent within the UK. Any outbreaks must be notified to the relevant authorities, normally resulting in a culling of bird stock on the affected premises with imposed transport restrictions impacting all game farms within a 10 km radius. Clearly this has an adverse impact on the commercial viability of businesses. It is mitigated however as Bird Flu is normally spread by migrating wildfowl during the winter months when game bird production is non-operational.

1.7 There has been a move away from traditional ‘old style timber’ buildings to metal rearing sheds. In that they provide a more cost-effective option (in terms of initial outlay and running costs) and are more hygienic – thus reducing the likelihood of disease outbreaks.

2. Changes from the last Practice Note

2.1 There are no changes in approach to those as detailed within the 2017 Practice Note. In that a rentals approach should only be used where there is comparable evidence of rents for agricultural buildings within the specific locality or for smaller industry specific buildings largely located on grass land. It is considered a contractors basis of valuation is appropriate where no rental evidence exists.

2.2 In the event of challenges to rateable value, requests should be made for turnover figures. These may need to be adjusted to reflect value of birds raised for the operator’s own shoot.

3. Ratepayer Discussions

3.1 Discussions have been held with the industry.

4. Valuation Scheme

4.1 There is no agreed scheme for this class.

Practice note 1 : 2017 : game farms

1. Market Appraisal

Shooting game is thriving in the UK, particularly now that other types of shooting are banned or severely restricted. The industry is now reportedly worth over £1.6 billion each year with 83% of shoots relying on hand reared game releases to supplement wild stocks. Pheasants, partridge and some duck have been reared on game farms for decades to re-stock shoots.

In the UK there are around 300 breeders registered with the Game Farmers’ Association (GFA), mostly rearing pheasants and partridges. Some retain a breeding flock to produce their own eggs. Others buy eggs or day-old chicks and rear them on. The only innovation since preparation of the last Revaluation is the introduction of raised boxes for pheasant harems (raised boxes have been used for partridges for a long time). Raised units produce cleaner eggs, significantly reduce disease to chicks and keep laying birds in a cleaner condition, especially in bad weather. As there is only one cock bird in each unit, they prevent cock birds from fighting for the hens. The downside is that raised units are necessarily small and close confinement of the birds can lead to severe feather-pecking without proper management.

Most game farmers in the UK belong to the GFA which represents their interests. The Association lobbied Parliament and the Welsh Assembly in Cardiff to approve almost identical codes of practice for the rearing of game birds in England and Wales. These are designed to ensure that game rearing is always carried out to the highest welfare standard. For all practical purposes, game rearing must be carried out to the same high welfare standard throughout the UK and each national code is the subject of the relevant animal welfare legislation for the country concerned. Whilst a breach of the code is not an offence in itself, the courts must have regard to what the code says, when determining animal welfare offences. The GFA rules require members to follow the Code which has given the industry official recognition as a legitimate and important activity in the UK.

Caseworkers should be aware that the industry is extremely security sensitive. This relates not only to bio-security but threats against the farms themselves.

2. Changes from the last Practice Note

The 2010 PN set out a hybrid rentals/Contractor’s Basis approach, however, it was found that the larger game farm enterprises were more satisfactorily valued using the CTB methodology.

For the 2017 lists a rentals approach should only be used where there is comparable evidence of rents for agricultural buildings in the specific locality around AVD or smaller industry specific buildings largely located on grass land, are available. In the latter case the amortised costs of additional buildings like those set out in the cost guide will be added to the rental value of any traditional agricultural industrial buildings.

3. Ratepayer Discussions

No discussions have been held with the industry

4. Valuation Scheme

The general basis of valuation particularly for larger rural sui generis units should be the contractors test basis (CTB) of valuation, a comparative rental value should only be adopted where comparison of rents of agricultural industrial buildings in the specific locality around AVD or smaller industry specific buildings largely located on grass land, are available. In the latter case the amortised costs of additional buildings like those set out in the cost guide will be added to the rental value of any traditional agricultural industrial buildings.

It was found on the 2010 rating lists that the larger game farm enterprises were more satisfactorily valued using the CTB methodology.

Game Farms will normally comprise the following buildings and enclosures:-

Hatcheries and Game Rearing Houses

Brooder Houses

Rearing Pens and Night Shelters

Raised Floor Partridge and Pheasant Rearing Boxes

Costs for the above buildings are set out in the 2017 Cost Guide and reflect fully erected on site costs.

Stage 2 adjustment should not reflect the age of buildings but physical and functional obsolescence only.

External Works

Generally, there will be little or no external works additions; possible exceptions may be gravel or concrete roads. Heating is usually minimal relying on propane blowers.

Land Cost – Stage 3

Land and buildings used for Game Farming are not exempt agricultural premises under the provisions set out in para 2(1) and Para 3(a) – nor indeed under any of the agricultural exemption paragraphs in Sch 5 LGFA 1988. Grass and exercise areas are likely to be in the range £/120 -£200 per acre unless there is local evidence of higher rates being applied.

Data capture/ storage

Valuations should be carried out on the Non-Bulk Server Contractors Test Basis Application - under ‘other contractors basis valuations on a non generic basis’. This will allow rating list valuations to be captured.