A barndominium is a type of home that is built by converting an existing barn or building a new steel structure that looks like a barn. Barndominiums have become increasingly popular in recent years due to their unique rustic design and often lower construction costs compared to a traditional house. However, there are some downsides to consider before building or purchasing a barndominium.
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Higher Energy Bills
One of the biggest downsides of a barndominium is potentially higher energy bills. Since barndominiums are essentially large, open pole barns, they typically have poor insulation compared to a conventional home. The open layout and high ceilings make them more difficult and expensive to properly insulate and heat/cool. Even with added insulation, it’s not unusual for energy costs in a barndominium to run 25-50% higher per square foot than a typical house.
There are a few ways to help improve the energy efficiency of a barndominium:
- Install spray foam insulation in the walls and ceiling to seal air gaps
- Use energy efficient windows and doors
- Incorporate passive solar design with large south-facing windows
- Add insulation baffles to prevent heat loss through roof rafters
- Install radiant floor heating which can be more efficient than forced air
However, even with these upgrades, most barndominium owners still report higher utility bills than a conventional home of the same size.
Poor Acoustics
The wide open layouts and minimal sound dampening of many barndominiums can lead to noise issues. Sound easily travels and echoes throughout the large interior spaces. This can make some areas of the home uncomfortably loud. Exterior noises like rain on the metal roof can also be amplified inside.
Options to help improve the acoustics include:
- Adding rugs, carpet, curtains and other soft finishes to absorb sound
- Installing sound dampening panels or insulation on the ceiling
- Playing background music or white noise to mask unwanted echoes and noises
- Building interior rooms or dividing walls to break up the space
However, there is only so much that can be done in some barndominium designs without major renovations. Many owners just learn to live with some level of echo and noise.
Difficult Resale Value
Barndominiums can be difficult to sell for several reasons:
- Niche appeal – Only a subset of homebuyers are looking for a barndominium style home
- Highly customized – Difficult to value if many customized features
- Perceived as lower quality – Some view it as just a converted barn
- Concerns about energy costs from potential buyers
These factors mean barndominiums often take longer to sell and may sell for less than other homes in the area. Those planning to build a barndominium should be prepared to potentially own it for many years or be flexible on resale price. Using higher end finishes and hiring a real estate agent experienced in selling unique homes can help attract more potential buyers.
Rustics Aesthetics Not for Everyone
The rustic, industrial aesthetics of exposed steel beams, high ceilings, concrete floors and sparse finishes will not appeal to every homebuyer. While some love the unique character, others may view the decor as unfinished, cold or outdated. The very features that barndominium owners find charming could deter more conventional homebuyers. This difference in taste and style preferences can make reselling more difficult.
Potential Mold and Humidity Issues
The combination of a metal structure, concrete slab flooring, and open layout can sometimes contribute to increased humidity and potential mold growth in a barndominium. Moisture gets drawn through the concrete and condenses on cool metal beams and surfaces. Spores can grow rapidly in humid conditions and spread mold on walls or ceilings. Preventing excess moisture buildup through proper ventilation, insulation, dehumidifiers, and mold inhibitors is important.
Higher Maintenance
There are more regular maintenance requirements for owning a metal structure like a barndominium. The exposed steel frame and fasteners need periodic inspection for any signs of rust or wear. Cracks or holes in concrete floors will also need repairing. The exterior typically requires frequent repainting to avoid rust damage over time. There is also more spider and pest exclusion required in an open pole barn setting. These additional maintenance needs should be considered versus a conventional home.
Potential Zoning Issues
Some residential areas may not allow unconventional structures, metal buildings, or barn conversions. There can be hurdles getting proper zoning approval to build or convert an existing barn if barndominiums are not specifically allowed. The permitting process is typically more extensive, requiring architects, engineers or additional inspections during construction to ensure it meets residential building codes. Not obtaining proper approvals before building could lead to hefty fines and forced changes.
Higher Cost Per Square Foot
The cost per square foot to build a barndominium is often higher than a typical house. While the overall price may be lower for a smaller barndominium versus a large conventional home, the materials, foundation, and energy upgrades add more on a per/foot basis. Some of the factors making barndominiums pricier per square foot include:
- Steel frame and metal building materials are expensive.
- Need for concrete slab flooring.
- Added insulation upgrades to make energy efficient.
- Commercial grade, oversized HVAC systems required.
- Specialized labor for steel erection and finishings.
These specialized building needs result in barndominiums averaging $100 – $200 per sq. ft. versus $80 – $150 per sq. ft. for a typical house.
Difficult to Add On Later
The post and beam structure of most barndominiums makes it very difficult to add on additional space later. Expanding the footprint would require engineering and major construction. Going up a level is also unlikely without major investments. This means most barndominium owners need to build adequate space upfront as enlarging down the road is not practical. Those desiring a very customizable or expandable layout over time may want to consider alternative home styles.
Not an Appreciating Asset
Unlike a conventional home, most barndominiums do not rapidly appreciate in value. As discussed above, the niche appeal and other factors contribute to slower sales. While values don’t usually decline, they may only keep up with inflation long-term. Those viewing homeownership strictly as an investment vehicle may want to consider other options. However, if built right, a barndominium can still be a very affordable and comfortable long-term living solution for the right owner.
Conclusion
Barndominiums offer a unique homeownership opportunity with pros and cons to weigh. Their downsides like energy costs, acoustics, appreciation and customization difficulties should be carefully evaluated before building or buying one. However, barndominiums can still make an excellent option for the owner willing to take on the added maintenance and understand the tradeoffs involved versus a conventional house.