Farmland Access Tenure and Transfer Conservation Tools or

Farmland Access, Tenure and Transfer: Conservation Tools or Context? 2013 RCP Network Gathering October 13, 2013 Jim Hafner, Land For Good

Farmland Access, Tenure and Transfer 1. Why does it matter? 2. What are the challenges? 3. What can RCPs do?

Concepts • Access • Tenure = “to hold” • Transfer • How farmers get on to and hold farmland • How farmland is transferred from one owner (farmer or non-farmer) to the next

1. Why does it matter? − “Not farmland without farmers” − More than farmland conservation − Tenure security impacts conservation practices by landowner and farmer − Generational transition of landowners − Land access a top challenge for NBF

Aging Farmland Owners – 92% of New England farmland owners age 45+ • Avg farmer age 54. 4 yrs old • 2 x as many farmers age 65+ as under age 35 • 2/3 rds landowners who lease to farmers are age 60+ (USDA Census of Ag, 2007) – 70% of New England farmland expected to change hands in next two decades – 2/3 of retiring farmers lacked identified successor

Challenges for Exiting Farmers • 2/3 rds of retiring farmers without identified successors • Most want their land to stay in farming • Starting the conversation • Balancing needs of exiting farmers & families • How to involve & support jr. generation on farm • Connecting with next generation farmers

Challenges for New Farmers • • Non-farm backgrounds Preference for ownership (cultural value) Land values and competition Affordable housing Depleted support services How to find farms Business planning doesn’t adequately address land acquisition

Crisis-Opportunity • Farmland access, staying on the land passing farms on are not new problems. • New urgency and complexity demands creative, multi-stakeholder approaches. • Successful farm transitions can create farming opportunity for new farmers. • New farmers can access land in face of high land prices.

Innovation Needed • Traditional methods of access and transfer not enough • Access ≠Affordable Land for Purchase • Need to look at and promote a full range of access and tenure options • Applies to transfers – Jr. generation on farm – Next generation owners – Early transfer plan promotes investment

Farmland access that works for farmers 1. Available (in sufficient quantity, suitable locations, accessible, and findable) 2. Appropriate (for farming/related uses; providing security, housing, infrastructure) 3. Affordable (land housing; for purchase/rent/other) 4. Equitable (clarity and balance in rights and responsibilities)

Beyond owner-operator • Leasing is a reality for farmers – ½ US farmers rent land – Land with ag potential owned by non-farmers – 90% of farm landlords are not farmers • Leasing makes sense – Young farmers without mortgage debt more likely to succeed • Many types of leases

Addressing the challenges • Farmers who don’t own need good use agreements – Stewardship values shared by landowner and farmer – Good leases can meet a wide variety of conservation and stewardship goals – Agricultural conservation easements can be a key tool in affordability and also in farm transfer.

Addressing the challenges • Housing is a critical issue • Limits of easements for landowners • Buy-protect-sell programs as examples of integrating farmland protection and access • Innovative leasing & ownership models

Systems View • Engage multiple stakeholders at multiple levels in the farmland access system – Farm seekers – Landowners (farmers, non-farmers, organizations, public) – Service providers – Communities

3. What RCPs can do • Continue to factor in the farmer-farmland relationship • Workable agricultural easements • Build awareness of farmland access issues • Awareness of options for farmers, landowners – Alternatives to ownership – Less traditional leases and tenure models – Sources of help & guidance

3. What RCPs can do • Help seekers and owners find each other • Encourage & support use of public or institutional land for farming • Engage diverse stakeholders in the issue • Projects that integrate land use planning, conservation and farming • Support policies & reforms the help secure farmer access to land

Land For Good • To ensure the future of farming by putting more farmers more securely on more land. • Programs 1. Farm Seekers – put farmers on the land 2. Farm Legacy – families plan farm transitions 3. Working Lands – make land available for farming ü Consulting & advising for individuals ü Education & training ü Collaboration & capacity building

We can help! landforgood. org tel 603. 357. 1600 jim@landforgood. org 39 Central Square, Suite 306 Keene, NH 03431