This discussion the barndominium challenges is intended for owner builders, not professional builders. Most people aiming to build a barndominium home are doing so for one of the following reasons:
- They believe that it will be a cheaper way to build
- They want a lot of space at a reasonable cost
- They live in a rural location and believe this will be the best way to create a home
Is a Barndominium the cheapest way to build?
Undoubtedly the barndominium or post frame construction technique is the best way to create large open span spaces. However, a barn is not a home. This describes is the biggest barndominium challenge. Not until a lot more material and work has been done to convert the barn structure into a livable space can you consider it a home. Once you start to add insulation, interior finishing, roof insulation, heating, cooling, water and electricity and of course kitchens, bathrooms and ceilings, the costs of the basic structure will pale into insignificance and the final outcome could cost as much as a normal home depending on the level of comfort and finishing you want.
What if I am after large open span spaces?
If open span space is the driving criteria, then a barndominium or post frame construction is the right way to go. However, if you are looking for the cheapest way to build a home, this may not be the right path. For the cheapest way to build a home, look at manufactured homes instead.
Barndominium Challenges #1: Building codes
What about the location? This will require a good deal of research and confirmation on your part. Regardless of whether you are in a rural, urban or semi-urban environment, you will need to confirm that a Barndominium type of structure is allowed within your local building code. Not all jurisdictions allow post frame buildings. Why? I believe it is because of the barn (rural) look of the building. But could also have to do with building height restrictions in urban environments. Make sure that you have checked your local building codes. In addition if you live in s a subdivision, that the by-laws and architectural committee (if one exists) will allow the barndominium structure.
Barndominium Challenges #2: Planning
Unless you are only buying materials from Home Depot or Lowes, you probably need to form a detailed plan. It will ensure that the materials you need will be there at the point when you need them. I’m sure you’ve all seen those home build project programs where the site sits empty with no work going on while the builders wait for materials or decisions about details or finishing choices! Don’t under estimate the complexity of planning such an enormous project. Spent the time to carefully planning out the build. And when decisions and orders need to be made. Take into account real lead times as opposed to what you think a supplier will need. This time will pay you back handsomely once the project begins.
Part of the planning process definitely includes costing out the whole build including all finishes. If you do this up front, you will have a much clearer blueprint of where you are heading and what changes/compromises you will have to make along the way as things change or prices of materials change. A well documents build cost schedule in Excel will really help you as you go through the build. Especially if it includes timing when you expect to get things ordered, delivered and build. If nothing else it will give you the satisfaction of seeing your progress. Keeping yourself motivated to complete the job can become challenging a year down the road. A detailed plan will help you keep on track and motivated to finish.
Barndominium Challenges #3: Insulation, Comfort and Cost
There are many great barn (post frame building) manufacturers and installers across the country. One of the wisest choices you can make it to pay for the basic structure to be erected for you. In this way, you will be starting with the basic structure in place, correctly built and if your barndominium is large, they have the right equipment to ensure that it is quickly and easily assembled. Right, so now you have a structure. How to turn it into a comfortable home?
One of the biggest challenges in creating a successful barndominium build is to understand what you are doing when you go from a barn (uninsulated, not air and watertight) structure to an air and water tight well insulated comfortable home. Not adding proper insulation in the walls and ceiling can cause major problems as well as high heating and cooling cost.
Insulation is a huge issue with post frame buildings and you need to get aspect of the build right. Money spent up front will save you on energy bills for the next 30 years! However, it is not just about the money. It is really about the comfort and enjoyment of living in a well insulated house that you should be focused on. Money spent now will be enjoyed forever and don’t forget, energy is subject to inflation over a 30 year period, wheras doing the job right now is inflation proof for the next 30 years!
It is well worth getting this aspect of your build right. Matt Risinger gives a great introduction to insulation techniques and options in this video. It is really important to understand how a wall envelop works so that you can get the placement of water and air barriers right to avoid issues later on. Pay particular attention to the detailing of water barriers around windows.
Barndominium Challenges #4: Designing the “Home”
So you have your post frame structure. Now what? Most people building a barndominium will be doing it themselves, with amazing ideas in mind, but with little or no formal design or architecture training the chances of producing an amazing home are not that high. Are you going to build to a barndominium plan that you have purchased or are you going to design the interior yourself?
If you are going to do it yourself, ask what is the goal or vision that you are going after? It is really important to have a vision in mind as you start out. Keep the following design criteria in mind:
Flow.
How does the space flow? Modern living means living in spaces that flow seamlessly between areas for living, sleeping and entertaining. Old homes suffer from small rooms that are interconnected like a rabbit warren, often around a central staircase or hallway. Modern homes keep spaces open and the flow between these spaces determines to a large extend the feeling that you get in the house. With a Barndominium build, especially
Light.
A really enjoyable modern home is one which is flooded with natural light. This comes from the correct orientation of the building on the plot, in accordance with the direction of the sun over the year as well as the careful placement and choice of windows. Barns, are generally rather dark because of a lack of windows. When converting a post frame building to a barndominium, it is vital to design in sufficient windows to ensure that the living areas are flooded with light. Throughout the year. Nothing can disappoint quite as much as dark living areas. They suck the life from your soul and change your mood in ways you definitely do not want!
Sound.
Metal roofs can be noisy. But they do not have to be and if you do a good job on your roof insulation and install ceilings this will not be a problem. However it is definitely worth considering as no one wants to live in an echo chamber or a cave.
Living.
Think about your present way of life. Think about the future. Do you have children, will you have them in the future? What happens when they leave home? Where are the bedrooms in relation to the Entertainment areas? The TV. The man cave or workshop? Think carefully about this as it will make a huge difference in terms of the peace and quiet in the house as well as the quality of life of the occupants.
Finishes.
The tendency of the uninformed builder/decorator is to see individual finished and make choices based on what you like within say a certain selection of floor materials as opposed to having a specific look and feel for the whole living space in mind and then choosing the individual finished that will support the overall feeling that you are after. The result is often an ugly mix of over detailed finishes in the home that neither look great or do anything to help improve the feeling of luxuriousness of the home. One rule of thumb here is to choose the most neutral finished that you can. This seems counter intuitive, but it is not. If you choose neutral finishes, you provide a canvas upon which you can add your own personal character in the various objects that you place into those spaces. Such as furnishing, soft furnishing, objects and lighting details.
Let’s get started!
As you can see, there are going to be hundreds, if not thousands of decisions that will be needed before you reach that magic point of having built your own barndominium home.
There is so much to cover here that we could write a book about it! Hopefully this post have given you the pointers to look for and a decent understanding of the barndominium challenges for you to start the fun part of planning your new home build. All the very best of luck to you and the strength to see the project through to a successful conclusion!