Six things to know about building a barndominium

If you revel in the rustic and go ballistic over barn-style anything, then barndominium living may be for you.

So what is a barndominium? It’s an oversized building that’s either a retrofitted barnto-home conversion or an open-concept steel building constructed from the ground up. It is usually built on a plot of land in rural areas where land is abundant, but this type of structure has also started popping up in exurban locations.

“Barndominiums as a design concept are booming,” says Oliver J. Bell, CEO of Our Barndominium Life.

Compared with traditional wood-framed houses, barndominiums are faster and more affordable to build, are more durable and require less maintenance.

But before you jump on the bandwagon and begin construction — whether it’s on an existing barn or a brand-new kit — you want to do your research. Here are the most important things to know about building a barndominium.

1. Obtain a permit for your project

Anyone taking on a building project or remodel is required to obtain the proper permits to make sure everything is up to code. When building a barndominium, it’s important to budget for permits, which can cost anywhere from $400 to $2,000 depending on where you reside.

Your local department of building and safety will often have size and style requirements for your build, as well as requirements for septic tank installation, electrical wiring, and plumbing.

And if you’re buying a property that has a preexisting barn, never assume that it was built to code or with the necessary permits. Get in touch with the local planning office to find out what you can and cannot do to retrofit your barn.

2. Test the paint

When refurbishing an older barn, it’s important to determine what type of coatings were originally used.

Matt Kunz, president of Five Star Painting, says older barns that predate 1978 may have lead paint on the exterior and interior spaces, windows, walls, trim, and siding.

These areas may be disturbed during refurbishment and need to be tested prior to the work beginning. If the test is positive, Kunz says the cost to fix the issue can be considerable and depends on the barn’s size.

3. Prepare for surprise costs

Building or retrofitting a barn to live in costs considerably less than a traditional house, but that doesn’t mean unexpected costs won’t pop up during the construction.

Don’t underestimate the cost to clear the terrain and prepare the site for construction. You also might need to lay a new foundation, which can cost from $5,000 to $30,000 depending on your location and the type of foundation.

You’re turning a typically uninhabited structure into a livable space, so you’ll need to budget for modern conveniences that’ll make it feel like home. This can include HVAC, tile or hardwood flooring, and washer and dryer hookups.

4. Plan for electrical work

For a basic barn, electricity is not something that needs to be considered. But a barndominium can’t go without electricity, so it’s important to consider the electrical requirements—and to consider them early.

Hire a licensed and skilled electrical company and have it review the power specifications for all the appliances and lighting that will be installed throughout the home. The company should also make sure all the wires are in the precise location you need them to be.

“Once the Sheetrock or walls are in place, it takes much more labor to rework things,” says Sean Dion, owner of Mr. Electric of Queensbury, NY.

Choosing your lighting (both the type of lighting and the fixtures) can be overwhelming, but make your selections early to assure they’ll be available when it’s time for installation. You may also want to include smart thermostats, doorbells, security lighting or devices, and smart switches in your renovation.

Any changes to a project after the contract is signed can be costly.

5. Choose your windows and doors wisely

High energy costs are often attributed to drafty windows and doors. So, to make sure your energy bill won’t spike in your barndominium, choose double- or triple-pane windows and a fiberglass or insulated steel front door.

To bring more natural light into the home and embrace indoor-outdoor living, Brad Roberson, president of Glass Doctor, suggests incorporating a sliding glass door into your design.

When shopping for a sliding glass door, “look for composite gaskets, double-pane glass, and other features designed for energy efficiency,” says Roberson.

6. Add insulation — it’s important

Since barndominiums are constructed with steel frames and metal walls, they are not good at holding a steady temperature and can accumulate heat during warm weather and lose heat in the winter.

To remedy this issue, experts recommend using batting for insulation, or using foam boards, insulated panels, and spray foam insulation to give more heat resistance.

This pristine wine country ranch offers serenity, privacy, views, vines and room to grow or expand within the town of Kenwood. In town, yet secluded, overlooking about 9.5 acres of owned and operating vineyard, and the Sonoma hills to the west and north.

Featuring two homes, pool, barn and greenhouse this special ranch is not one to miss. Set back off the Scenic Route is the paved entry drive running aside a historic stone wall and into the roughly 33 acre ranch with 360-degree valley views.

The approach runs through vineyards and meadows dotted with native specimen oaks and ends at the compound with stacked stone walls, olive trees and landscape.

The main house is a classic Mid-century, single-story ranch home accessed via a hand-laid brick path and planting beds. Made to enjoy Wine Country’s indoor/outdoor lifestyle, the home is surrounded by gorgeous, Sunset Magazine style stacked stone walls and Yosemite slate stone patio.

Picture windows and outdoor accesses throughout with lovely touches: rough-sawn redwood vaulted open beam ceiling, stone fireplace with redwood mantle, multiple built-ins and hardwood oak plank floors. There are three bedrooms, one en-suite, and two tile baths, a large office/utility room and an attached, oversized garage with laundry.

Patios and paths overlook the land, meadows and vines, historic General Vallejo stone walls, majestic oaks and beyond to the Sonoma Mountain range and Hood Mountain.

Paths lead from the residence to a large, sparkling swimming pool with entertaining patio and spectacular views.

The second residence is an open plan studio/one-bedroom, one-bathroom with a charming sitting room with western outlooks. It is set away from the main house and enjoys a spacious private yard with patio, gardens and trees. Nearby is a greenhouse with electricity and water and a large growing garden with fruit trees.

The large redwood barn has plenty of room for animals and equipment and/or entertaining use. Additionally there is paved drive access to a 4-car drive-through garage with concrete floor and large doors at both ends.

This 33± acre parcel includes a roughly 9.5± acre Chardonnay

and Sangiovese vineyard, a robust well and land for additional crops or animals.

Rare, in-town view location with gentle land. A coveted wine country location to enjoy as is or to create your custom estate, about 1.15 hour from San Francisco, minutes to the towns of Glen Ellen, Kenwood, Sonoma and Santa Rosa.

Learn more at www.sunnycroftkenwood.com.

Tina Shone, Sotheby’s International Realty, 707-799-7556, tina@shonegroup.com. DRE# 00787338

Shutterstock Compared with traditional wood-framed houses, barndominiums are faster and more affordable to build, are more durable and require less maintenance.

SEATIMBER MEDIA 8990 Sonoma Hwy in Kenwood is a private, roughly 33-acre ranch with vineyards and a pool.