Barndominium: One Floor or Two?
Welcome to an ongoing debate about whether it is more cost effective to build a one story or two story barndominium. Commonly I read people advising two stories is less expensive than a single story. Reader TODD in HENNING put me to work when he wrote:
“I’m curious why “Going to multiple stories will be more expensive than building the same amount of finished square footage on a single level”? Everywhere I read it says it’s cheaper to go up than out. For example wouldn’t there be more cost with bigger footprint of concrete, in-floor heating, roof trusses, and more steel on roof? Thanks.”
Mike the Pole Barn Guru writes:
It turns out Todd has requested a building quote from Hansen Pole Buildings, so I was able to work scenarios from his requested 40 foot wide by 48 foot long scenario. I arbitrarily merely doubled his building length when looking at a single story. It may have been more cost effective to have done this exercise by going greater in width and less in length (as one gets closer to square, there is less exterior wall surface to side, insulate and drywall).
Included were colored steel roofing and siding, commercial bookshelf wall girts to create a wall insulation cavity (https://www.hansenpolebuildings.com/2011/09/commercial-girts-what-are-they/), dripstop/condenstop under roof steel to minimize or eliminate condensation (https://www.hansenpolebuildings.com/2017/03/integral-condensation-control/), ceiling loaded energy heel trusses (https://www.hansenpolebuildings.com/2012/07/raised-heel-trusses/) with ceiling joists for sheetrock, 24 inch enclosed vented overhangs, vented ridge and one entry door. In the two story version I added floor trusses and a four foot wide set of stairs.
In order to maintain eight foot finished ceiling heights, two stories requires a 21 foot eave and single story 10 foot. Engineered plans and delivery were included.
I did not include materials for a bearing wall at the floor truss center. Features listed above ran roughly $6000 more to go two floors. Also, with the two floor version, you will lose 50 square feet of usable floor on each level due to stairs.
In this particular instance best overall buy could come down to what you pay for your slab and in-floor heating. Labor to erect a single story will be less expensive (I would predict at least a $3000 difference). Some other thoughts – two story has 1/2 as much attic insulation and 45% more wall insulation. Two story (excluding interior walls) has 30% more wall to drywall. This added exterior wall surface will likely result in more windows.
Personally, I own three multiple floor post frame buildings, these are my considerations:
Accessibility roughly 10% of all Americans will spend time in wheelchairs in their lifetimes. My wife is a paraplegic and we cannot get into one of her son’s homes because it is a split entry. Two of her other sons have built ramps for her, but they also have multi-story homes and it greatly limits areas she can have access to. In our own shouse (shop/house), we added an elevator after her injury (elevators are NOT cheap).
Stairs in general – you are probably much younger than my 62 years, going up and down stairs gets to be a chore as we age.
Heating and cooling – unless each floor is on their own system, one floor is always either too cool or too warm. I put one of my own buildings on two separate heat pumps for this very reason.
In conclusion, whether one story or two, go with what best fits your wants and needs and your property. Love what you build and it will result in a happy ending.
FAQs
Also, with the two floor version, you will lose 50 square feet of usable floor on each level due to stairs. In this particular instance best overall buy could come down to what you pay for your slab and in-floor heating. Labor to erect a single story will be less expensive (I would predict at least a $3000 difference).
Is it cheaper to build a one story or two-story barndominium? ›
Single-story barndominiums are generally perceived as less expensive due to several factors: – **Foundation Costs**: The foundation of a single-story barndominium typically costs less than that of a two-story structure since it bears less weight. This can lead to savings in both materials and labor.
Can a barndominium have 2 stories? ›
Barndominiums were initially intended to be two stories. The bottom story was designed to keep the animals, and the top story was used as living quarters. Today, however, they are consistently designed with a garage/shop on one end and living spaces on both floors.
How tall does a barndominium need to be for 2 stories? ›
In order to maintain eight foot finished ceiling heights, two stories requires a 21 foot eave and single story 10 foot.
What is the most expensive part of building a barndominium? ›
Steel framing, popular in barndominium construction for its durability and resistance to pests, can be more expensive than traditional wood framing. Framing costs can range from $20 to $50 per square foot, making it one of the most significant portions of the construction budget.
What is the most cost effective barndominium? ›
Generally the most cost-effective barndominium size falls between 1,500-2,500 square feet. The Average size Barndominium in the US falls around 2500sqft as well.
How much more does it cost to build 1 story vs 2 story? ›
Our customers often ask us this question, so we decided to do an quick analysis on floor plan cost to build based on the number of floors. We analyzed our library of one-story and two-story plans to compare costs and found that two story plans are 14% more affordable to build per square foot on average).
What is the lifespan of a barndominium? ›
Energy Efficiency: With proper insulation and construction, barndominiums can be highly energy-efficient, leading to reduced utility costs. 4. Longevity: Although they may not last as long as traditional homes, a well-maintained barndominium can provide comfortable living for around 50 years.
Are barndominiums worth the money? ›
Barndominiums can make fantastic homes for a fraction of the cost of traditional homes. This makes them an especially great option for those looking to purchase: A large home for less.
Do barndominiums hold their value? ›
Barndominiums normally retain their resale value and may even increase in value gradually, although more slowly than a standard home. However, these homes are still rare in some parts of the country, and it may be challenging to get an accurate appraisal in an area where there are few.
Most barndominiums take approximately 3-6 months to construct. However, just like with a conventional home, a barndominium's construction time depends on various factors including the level of customization.
How many bedrooms can you put in a barndominium? ›
It isn't uncommon to see plans that have anywhere between two and four bedrooms. Some particularly spacious barndominiums, like our Cedar 4 plan, have more than four bedrooms.
How thick does slab need to be for barndominium? ›
For barndominiums up to 1,500 sq. ft., most recommendations fall between a 4” and 6″ thick slab. This accommodates moderate traffic and furnishings adequately without excessive concrete use. The steel perimeter beams of barndominium kits require less internal slab support than wood framing.
What is the downside to a barndominium? ›
However, there are a few downsides to barndominiums, including: Challenges in securing financing. Potential for shifting, cracking, and corrosion over time. Restrictions by some cities.
What do I wish I knew before building a barndominium? ›
Here are the most important things to know about building a barndominium.
- Obtain a permit for your project. Photo by Bridger Steel, Inc. ...
- Test the paint. Photo by Justin Doyle Homes. ...
- Prepare for surprise costs. ...
- Plan for electrical work. ...
- Choose your windows and doors wisely. ...
- Add insulation—it's important.
It is not an impossibility that you can build a barndominium for 100K. However, it is not too common. If you seek to go that route, you need to cut down on expenses and do most of the work yourself. You will need to find the right piece of land to erect your barndominium.
Is it cheaper to build a second story or build out? ›
Is it cheaper to add a second story or build out? Second stories typically cost less than building out, but this depends on the scope of the design. However, you may still have to fortify your foundation when building a second story, so be sure to speak with a structural engineer before clarifying your budget.
Do you save money building a barndominium? ›
Barndominiums can be cheaper than traditional homes as a future barndominium owner has the option to be their own general contractor and buy a barndominium house plan directly online, saving anywhere from 15-20%.
Is a barndominium cheaper than a brick house? ›
The average cost of a barndominium in Texas is $70 to $95 a square foot to build vs. the cost of a house is around $115 - $145 per square foot.
I did not include materials for a bearing wall at the floor truss center. Features listed above ran roughly $6000 more to go two floors. Also, with the two floor version, you will lose 50 square feet of usable floor on each level due to stairs.