A barndominium is a unique home design that combines the functionality of a metal barn with the livability of a traditional house. Building a barndominium can be an exciting and cost-effective way to have a custom home, but there are some important factors to consider beforehand. Doing thorough research and planning ahead of time will ensure your barndominium project goes as smoothly as possible. Here is a comprehensive guide to everything you need to know before building your own barndominium.
Choosing a Location
One of the first steps is deciding on a location for your barndominium. Here are key considerations when selecting a site:
Rural vs Urban Setting
Barndominiums are generally better suited for rural or suburban locations with more land. The industrial look and large footprint make them less ideal for dense urban neighborhoods. Consider how a barndominium might fit in with surrounding properties.
Property Size
You will likely need a minimum of 1-2 acres of land for a barndominium to have enough space. Make sure the property is large enough to accommodate the building’s footprint as well as septic, parking, and other features.
Zoning Regulations
Research local zoning laws and building codes to ensure a barndominium is allowed on the property. Many rural areas are flexible, but some strict neighborhoods may restrict metal buildings.
Topography
A flat site is ideal for straightforward construction. Sloped or uneven land may require extra grading work and drainage considerations.
Accessibility
The property will need road access for bringing in materials and the prefabricated barndominium kit. Make sure there is a viable route for trucks.
Barndominium Design Basics
The design process is an exciting part of building your own barndominium! Here are key factors to think through for your floor plan:
Size
Typical barndominium sizes range from 1,000 – 5,000 square feet. Consider how much room you need for living spaces, storage, and future flexibility. Bigger is not always better if it exceeds your budget.
Layout
Think about flow and how the spaces will be used. For efficiency, group public living areas separately from private bedrooms. Plan for features like a large great room, utility room, loft space, etc.
Height
Standard barndominium ceiling height is 12-16 feet. Tall ceilings give an open, airy feel. Consider adding a loft space to take advantage of the height.
Loft
A loft adds a unique second floor and increases square footage. Lofts can be used as a bedroom, office, library, or recreation room. Just note that stairs will be required.
Garage
Many barndominiums incorporate a garage for vehicle parking and storage. Decide if you want an attached or detached garage based on space.
Custom Touches
Add unique details like a front porch, cupola, dormers, or chalkboard walls! Just keep custom features within budget.
Choosing Building Materials
Barndominiums utilize heavy-duty metal for the exterior shell. The interior can be customized with different finishes.
Metal Building Kit
The prefabricated metal structure will likely be a galvanized steel shell. This provides durability and an agricultural look.
Framing
Light gauge steel framing is common for barndominiums instead of wood. Steel is strong, won’t rot, and gives fire protection.
Insulation
Choose an insulation R-value suitable for your climate. Spray foam or rigid foam sheets help minimize heat transfer.
Roofing
Metal roofing like standing seam steel matches the industrial look. Alternatively, asphalt shingles provide an affordable option.
Siding
If desired, the metal exterior can be finished with siding for a wood, brick, or stone facade.
Interior Walls
Drywall is an affordable interior wall option to finish living spaces. Plywood or plank walls create a rustic barn feel.
Flooring
Durable polished concrete floors are popular for a modern, easy-care option. Or go for luxury with tile, hardwoods, or laminate flooring.
Bathrooms
Plumbing can be tricky, so plan bathrooms thoroughly. Select durable finishes that limit moisture damage.
Electrical
Copper wiring meets building code. Run conduit inside framing for lighting, outlets, HVAC, security system, etc.
Doors
Steel exterior doors reinforce the industrial motif. Interior doors can be traditional wood or modern metal designs.
Finding the Right Builder
A qualified builder is instrumental in bringing your barndominium plans to life. Seek out an experienced company using these criteria:
Specialization
Find a builder well-versed in barndominium construction. They should understand the intricacies of metal buildings.
Portfolio
Review examples of previous barndominium projects. Ensure quality of workmanship.
Project Management
Look for end-to-end project management from site prep through completion. This ensures seamless coordination.
Licensed
Verify the builder has the proper licenses and insurance to build in your state. This protects from liability issues.
Cost Estimates
Request a detailed written estimate outlining all costs. Get bids from multiple builders for comparison.
References
Talk to previous customers to ask about their experience with the builder. Look for demonstrated expertise.
Communication
A responsive builder who answers all questions is key. Make sure your communication styles mesh.
Saving Money on Barndominiums
Barndominiums can be an economical custom home option, but there are additional ways to maximize cost savings:
Kit Home Package
Purchasing a pre-engineered barndominium kit helps minimize on-site construction time and associated costs.
Owner Involvement
Take on certain finishing tasks yourself if you have the skills, such as drywall or painting. Just ensure it meets code.
Phased Build-Out
Stage construction by moving into the shell first before adding all finishes. This spreads costs over time.
Energy Efficiency
Invest in high insulation, LED lighting, and efficient appliances to reduce long-term energy bills.
Shop Multiple Vendors
Price out materials from various suppliers to find the best deals. Time Requests for Quotes properly.
Used Materials
Check architectural salvage stores for discounted doors, lighting, and other supplies. Upcycling provides savings.
Future-Proof
Build with room to grow, but finish only necessary areas now. For instance, leave space to add a basement later.
Floor Plan Ideas and Inspiration
Need help envisioning the layout for your barndominium? Here are some floor plan examples and ideas:
| Layout | Description |
|---|---|
| Open Concept | Combines kitchen, living, and dining in one large common area. Promotes togetherness. |
| Split Bedrooms | Separates private bedrooms into a separate wing for more privacy. |
| Central Great Room | Outsized great room in the center anchors the home. Flanked by bedroom wings. |
| Loft | An upstairs loft adds private living space. Typically accessed by an open staircase. |
| Attached Garage | Connects the garage directly to the main home for convenience. |
Browse online photo galleries and Pinterest for endless inspiration on barndominium style. Many owners incorporate reclaimed barn wood, slides, climbing walls, and other fun touches. The industrial chic vibe lends itself well to creative customization.
Permits and Regulations
Make sure to research the permitting process early on. Here’s what you need to know about red tape:
Building Permits
Acquire all required building permits for the construction. The process varies by municipality.
Inspections
Schedule all necessary inspections for site work, foundations, framing, electrical, plumbing, etc.
HOA Approval
If part of a Homeowners Association, get HOA approval before construction since they may restrict metal buildings.
Trade Permits
Electricians, plumbers, and HVAC technicians will need permits for their respective work.
Septic Permits
If installing a septic tank and drain field, get health department approval.
Zoning
Verify a barndominium is allowed based on factors like the lot size, height limit, and setbacks.
ADA Compliance
For wheelchair accessibility, ensure the design complies with Americans with Disabilities Act standards.
Consult your contractor and local Building Department to identify all required permits and inspections for the project. Doing this homework in advance prevents costly surprises down the road.
Choosing and Ordering a Prefab Metal Building Kit
The prefabricated metal shell is the cornerstone of the barndominium. Here is a summary of the kit selection process:
Layout
Finalize building dimensions and openings based on floor plan. Account for beam spacing.
Style
Select a roof pitch and custom cosmetic features. Consider barn-like dormers or trim.
Doors
Mark locations for roll-up, standard, and overhead doors. Include walk doors.
Windows
Strategically place windows for aesthetics, natural light, and ventilation.
Insulation
Specify insulation rating and method (spray foam, fiberglass batts, rigid foam, etc.)
Wainscoting
Optional wainscoting adds interior wall protection from daily wear and tear.
Finishes
Select roofing, siding, and trim materials if included. Match your interior finishes.
Utilities
Indicate electrical panel, outlet, lighting, and HVAC needs on plans for pre-wiring.
Materials
Choose between galvanized, painted, or rusty steel for durability and appearance.
Company
Research reputable manufacturers like Mueller, Inc. or Blitz Buildings. Get multiple quotes.
Lead Time
Order kit 6-8 weeks ahead to ensure timely delivery and prevent construction delays.
Finding the Right Piece of Land
Choosing the ideal property is key to barndominium success. Use this checklist when assessing land parcels:
- Acreage – Needs adequate room for building footprint and septic.
- Access – Check for road frontage and driveway potential.
- Topography – Flatter is better for simpler construction.
- Drainage – Evaluate runoff flow and avoid low wet areas.
- Soil Testing – Inspect for stable soils without rock ledges.
- Utilities – Confirm water, electric, gas if needed.
- Internet – Remote areas may lack wireless capability.
- View – Capture pretty scenery if possible.
- Neighbors – Ensure sufficient privacy buffer if desired.
- Sun Exposure – Maximize solar gain and daylighting.
- Trees – Save mature trees but clear underbrush.
- Easements – Watch for utility, access, or other easements.
- Flood Zone – Avoid 100 year floodplains.
- Zoning – Verify barndos are allowed and any limits.
- HOA Rules – Review any restrictions if part of one.
Conduct thorough due diligence to assess any red flags on issues like grading, erosion, drainage, or site access early in the process. This prevents headaches down the road.
Important Design Elements to Include
When reviewing floor plans, make sure to account for these essential barndominium design elements:
Mud Room
A transition space inside the main entryway gives a spot for shoes, coats, and storing gear before it gets inside the house.
Utility Room
Designate an area for the washer, dryer, freezer, and utility sink. This keeps noisy appliances grouped together.
Pantry
Maximize storage with a spacious walk-in pantry for food items and small appliances. Shelving should be adjustable.
Bathrooms
At minimum, include one bathroom near bedrooms and another near living areas. Add more as needed.
Closets
Build in closet storage around the entire perimeter of bedrooms. Reach-in and walk-in closets optimize space.
Loft
An open loft adds useful square footage. Use as a studio, library, media room, or extra sleeping space.
Raised Ceilings
Height ranging from 12-24 feet gives an expansive, airy feel. A dramatic rustic element.
Great Room
A vaulted main living area creates an inviting hub for daily family life. Include ample seating.
Kitchen Island
Islands offer counter space for cooking, casual dining, and socializing. Include storage and electrical.
Open Shelving
Rustic wood shelves showcased without cupboard doors create handy display space.
Bonus Room
An unfinished bonus room shells unused space for later build-out as needs arise. Saves upfront cost.
Helpful tips for Construction and Completion
Barndominiums take thoughtful coordination to construct properly. Keep these tips in mind:
- Hire an experienced barndominium contractor rather than a standard builder.
- Create a detailed timeline mapping out each phase. Expect 6-12 months total.
- Clearly define who is responsible for each task in writing.
- Visit the site regularly to check progress and identify any issues early.
- Document everything thoroughly with photos in case of disputes down the road.
- Plan for inspections 2-3 days after completing each milestone.
- Change orders add up fast, so decide on all selections upfront if possible.
- Expect to provide initial payment to order the metal building kit in advance.
- Hold payment until passing inspections to ensure work meets code.
- Do a rigorous final walkthrough before making the last payment.
- Be prepared to clean construction dust and debris before moving in!
Frequently Asked Questions
What is the cost per square foot for a barndominium?
Barndominiums can range from $75-$300 per square foot depending on finishes and amenities. The prefab metal shell itself is around $25 per square foot. High-end custom builds cost over $200 per square foot.
How much does a basic barndominium cost?
A simple 1,500 square foot barndominium shell with basic finishes can be built for $150,000 or less. The metal kit, concrete slab, framing, roofing, electrical, and plumbing are the main upfront costs. Luxury finishes or expansions drive up the price significantly.
How big can you build a barndominium?
Barndominiums can be built as small as 500 square feet or up to 10,000+ square feet for a mega-barn! Most are 1,000-4,000 square feet. Make sure to stay within budget and consider maintenance for very large buildings.
What kind of insulation is best for a barndominium?
Spray foam insulation beats traditional fiberglass batts for barndominiums. Foam insulation adheres better to steel, provides a vapor barrier, and minimizes air leakage for better performance. Rigid foam sheets also work well.
Do you need HVAC in a barndominium?
Yes, you will need an HVAC system designed for a metal building unless you plan to go without climate control. Mini-split heat pumps are common since they don’t require air ducts. Or install traditional forced-air units with insulated ductwork to condition the space.
How long does it take to build a barndominium?
Construction time ranges from 6-12 months depending on the builder’s workload and any customizations. The prefab metal kit is installed first, followed by interior work. Weather delays can prolong the schedule.
Conclusion
Building your own barndominium is an exciting adventure, but smart planning and research ensure it goes smoothly. Define goals for layout, aesthetics, and features. Vet reputable builders and suppliers. Understand zoning and permitting requirements. Order your prefab metal kit early once the design is finalized. With good teamwork and communication, you’ll soon be enjoying the charming custom home you’ve always wanted without breaking the bank! The barndominium life awaits.