Barndominiums, or “barndos” for short, blend the rustic charm of a barn with the comfort of modern living, offering homeowners a cost-effective and customizable alternative to traditional houses.
If you’re intrigued by the idea of building your own barndominium, you’re in the right place. This guide will walk you through the process and provide valuable insights to help you create your dream home.
What Is a Barndominium?
A barndominium is a hybrid structure that combines the simple design of a barn with the comfort and amenities of a condominium. They were originally popular in the southern U.S. Over time, barndos have evolved from basic structures to elaborate homes. They’re known for their unique style, quick construction, and cost-effectiveness compared to traditional homes.
How Long Does It Take To Build a Barndominium?
The construction time for a barndo is often shorter than a traditional home. This is largely due to the use of prefabricated materials and commercial construction techniques.
Here’s a general timeline:
- A typical 2,000-square-foot barndo can be constructed in about 80–85% of the time required for a similar wood-frame home.
- The outer shell of a barndo can be erected quickly. Structures often look near complete before interior work has even started.
- Depending on the complexity of the design and interior finishes, you can move into a barndo in a few months.
- While the frame can be constructed quickly, the interior work follows a similar timeline to traditional home construction.
How To Build a Barndominium Step by Step
Building a barndominium involves several key stages. Some steps are similar to traditional home construction, while others are unique to this type of structure.Â
These are the steps for building a barndominium:
The foundation is crucial for any home, and barndominiums are no exception. There are two common approaches:
- Post foundation: A contractor uses a post-hole digger to dig holes to the depth determined by the local frost line. They’ll place cardboard forms in the holes and set posts in concrete. The strength of steel posts often allows for more open floor plans.
- Monolithic concrete slab: This type of foundation is suitable for relatively flat ground. The perimeter (footing) is typically thicker than the slab’s interior to bear more weight.
Your choice will depend on your specific site conditions and design preferences.
Framing a barndominium is often different than framing a traditional home:
- Steel beams (girders): Steel beams allow larger open spaces within the structure. They require a crane for installation.
- Roof, walls, and foundation integration: These elements are tied together to create a stable structure that can withstand various weather conditions.
- Interior framing with wood lumber: Builders typically frame the interior walls with wood lumber, making it easier to install insulation and drywall.
- Roof installation: During this phase, they’ll also install the roof to keep the interior dry for further construction.
This stage mirrors traditional home construction and includes several critical tasks:
- Plumbing installation: Contractors typically install plumbing systems first, as they require specific bends and angles for drain pipes.
- Electrical systems: Electrical wiring is more flexible and easier to route around the plumbing systems.
- HVAC systems: Heating, ventilation, and air conditioning (HVAC) systems are installed last in this phase. Proper planning is critical, especially for components needing dedicated circuits, such as jetted tubs and kitchen appliances.
Here’s how insulation works in a barndominium:
- Wall thickness: Wall thickness varies by design, but finished walls are generally about 4 ½ inches thick on upper floors and 6 ½ inches thick on lower floors.
- Types of insulation: R-13 fiberglass batting or spray foam insulation is common for upper-level 2 x 4 stud walls, while R-19 fiberglass batting insulation is typical for lower-level 2 x 6 stud walls.
The final stage involves completing the interior of your barndominium:
- Wall coverings: This can include drywall, tongue and groove paneling, stonework, or even rough-sawn logs for a more rustic look.
- Painting: You can paint once the walls are covered. Many opt to use a sprayer for efficiency.
- Flooring and trim work: Flooring is usually the last major component installed, followed by trim work to finish the interior space.
How To Build a Barndominium on a Budget
Barndominiums are often more cost-effective than traditional homes, with an average cost of around $100 per square foot. Here are some tips to help keep costs down:
We recommend starting with a modest structure and leaving room for easy additions later. This helps manage initial costs while leaving room for future growth.
You can often get package deals and better pricing by purchasing materials from the same vendor. Building relationships with suppliers can also sometimes lead to expedited delivery or special discounts.
We recommend tackling some of the work yourself if you have the skills. Tasks such as painting, installing fixtures, or landscaping can be less technical and manageable for DIY enthusiasts. Know your limits and hire professionals for complex jobs such as electrical wiring and plumbing so you stay safe and comply with local building codes.
Choose a simple design to reduce costs. Complex layouts, unique features, and custom materials can quickly drive up expenses. Focus on essential elements and add decorative touches later as your budget allows.
Using standard-sized materials and fixtures can also cut costs. Custom sizes often require special orders, which can be more expensive and time-consuming. Standard sizes are affordable and readily available, reducing lead times and potential delays.
How To Build a Barndominium To Be More Energy-Efficient
Energy efficiency is a common concern with barndominiums. Here are some strategies to improve it:
Create a Solid Thermal Envelope
Use high-quality insulation, house wrap, and thermal tape to help seal drafts and reduce thermal transfer. Effective insulation makes heating and cooling more efficient, helping you save on energy costs.
Install Energy-Efficient Windows and Doors
Energy-efficient windows and doors help maintain interior temperatures and reduce energy consumption. Look for products with good insulation properties and low-emissivity (Low-E) coatings.
Consider Radiant Floor Heating
Barndominiums often have concrete slabs, which means radiant floor heating can be an effective option. It provides consistent warmth and can be more energy-efficient than traditional heating.
Use a High-Efficiency HVAC System
A high-efficiency HVAC system helps maintain comfortable temperatures year-round. Look for a system with a high SEER (Seasonal Energy Efficiency Ratio) rating to reduce energy consumption and lower your utility bills.
Incorporate Passive Solar Design
Strategically positioning windows and designing overhangs are some of the key principles of passive solar homes. Passive solar design allows you to take advantage of the sun’s natural energy to keep your home comfortable.
Bardominium Building Options
Some homeowners prefer to hire a professional builder to construct their barndominium, while others like to do it themselves.
Hiring a Builder
Keep these tips in mind when hiring a builder for a smooth construction process:
- Permits and inspections: Have the licensed contractor apply for permits, which streamlines the process and holds professionals accountable for their work.
- Regular communication: Stay in regular communication with your builder. Staying informed about progress and addressing issues promptly can prevent misunderstandings and keep your project on track.
- Minimize changes: Try to avoid changing your original plan once construction begins. Changes can lead to delays and increase costs.
- Stable finances: Before starting the project, make sure your finances are stable. A clear budget and a contingency fund can prevent financial strain from unexpected costs.
How Do I Find a Good Barndominium Builder?
You may be able to find a good builder through organizations devoted to barndominiums. Many have a list of contractors with barndo building experience. You could also ask for referrals if you know someone else who has had a barndo built.Â
We recommend making a list of 3–5 potential builders and interviewing them. You’ll probably want to keep looking if they seem apprehensive or strongly suggest a different design. Look for a builder who’s completed different styles of projects. Barndos vary widely in design, and an experienced builder can offer suggestions based on your lot. We also advise against going with the highest or lowest bidder.
Building Your Barndominium From a Kit
Barndominium kits can simplify the construction process for DIY enthusiasts or those looking to save on labor costs. Here are the benefits of using a kit:
- Pre-cut components: Kits typically include major components cut to size. This speeds up construction and reduces the need for on-site modifications.
- Comprehensive plans: Some kits provide nearly everything you could need, including framing, roofing, and even interior finishes. We recommend looking for a complete kit like this if you’re somewhat new to construction, as it reduces guesswork.
- Time and material savings: A kit can be more expensive than buying the different materials yourself, but pre-cut and pre-measured components mean less waste and fewer trips to the hardware store.
