Tag Archives: building permits

Owner Barndominium Builder Construction Loans

Owner-Barndominium Builder Construction Loans

Qualifying for owner-barndominium builder construction loans can be a daunting task. Given 2007-2008’s housing market downturn, owner-builder construction loans are increasingly hard to get but not impossible. An owner-builder is a property owner who serves as general contractor on their own project. A General contractor coordinates everything from budget to hiring subcontractors. Serving as one’s own general coordinator requires work and patience but can provide a huge savings and equity into your property.

Serving as one’s own general contractor requires some research and knowledge. Since most people are not well versed in construction, it would be wise for a future barndominium owner to consult with someone with experience to get an understanding of how a project works from beginning to end. You should look at project size and develop a business plan. This business plan should include a projected budget listing labor and costs, building permits and any additional associated costs.

For further reading on things to complete before going to a barndominium lender: https://www.hansenpolebuildings.com/2020/06/things-to-complete-before-going-to-a-barndominium-lender/

In addition, a project timeline needs to be developed. This project timeline will forecast the anticipated building schedule. It should also include provisions for delays (they will occur).

Once you have completed a business plan, find a lender who specializes in construction loans. To determine if you are qualified for a construction loan, your lender will need to verify your income, cash reserves, debt–to-income ratio and credit score and know you can provide necessary down payment. Down payment will be up to 30 percent of requested loan amount. Borrowers may use land equity as a substitute for a down payment. These requirements will allow your lender to see if you are able to repay the loan. Lenders are skeptical about providing construction loans to individuals. Providing a business plan for them to review will demonstrate you have researched and understand what is involved in constructing your barndominium.

Upon loan approval, you can begin to assemble your construction team. You need to ensure all subcontractors are reputable and guarantee their work, by proper vetting. Request to see previous projects and ask for references. In addition, check to see if any complaints have been lodged through local building authorities.

How to vet subcontractors: https://www.hansenpolebuildings.com/2018/04/vetting-building-contractor/

After your team is assembled, establish frequent site visits and meetings with subcontractors to keep the project on schedule. By doing so, you will be able to adjust schedules should an issue arise causing a delay. Remember this is an investment. If you do not play an active role in your barndominium’s construction, your dream home could become your nightmare.

Building Permits, Building Changes, and Frost Protection

This week the Pole Barn Guru answers questions about ability to “build … without any problems…” permitting, adding wall skirting to an open building, and appropriate frost protection.

DEAR POLE BARN GURU: Can I build my pole barn in Hernando County without any problems from the county for permitting which is located in Brooksville, Florida? CHARLES in BROOKSVILLE

DEAR CHARLES: Maybe – you need to be discussing with your county’s Planning Department at (352)754-4057. It will depend upon zoning of your property, restrictions and lot size.

This will help you along: https://www.hansenpolebuildings.com/2013/01/planning-department-3/

 

DEAR POLE BARN GURU: Bought a home with existing pole barn and need to find a local contractor to skirt it. How do I find someone to do underpinning? JANE in HIXSON

Roof Only Riding ArenaDEAR JANE: Before making changes to your building, such as this, it would behoove you to consult with engineer who originally designed. If they are unknown or unavailable, you should consult with an engineer who can evaluate what you have and what you want done, in order to determine if structural upgrades will be necessary. Many pole barns with little or no sides were not originally designed to support this added wind load, and it is best to be safe, rather than sorry.

Once you have engineer approval, check to see if a Building Permit is required.

Only then could you go to your local Craigslist and post what you want done under “Gigs”. Be fairly specific and you should receive several qualified responses.

 

slab edge insulationDEAR POLE BARN GURU: We plan on installing a cement slab floor inside our pole building for our farm shop. We were planning to install hard board insulation 2 ft deep 2 inches thick around the perimeter of the building. But we have a footing and wall of 42 inches underneath insulated garage doors. Do we need to have insulation on the outside of the walls below grade to keep frost from migrating inside under the floor? We have a 48 ft door, plus a 24 and a 16 ft door on this building. We will drive trucks or combines inside this building. We are doing this project right now…we have finished first wall. Thank you for your help. ED in FREELAND

DEAR ED: Yes, you should be placing insulation outside of your building walls, below grade, to prevent frost from migrating under your concrete floor. Please read this article for more information: https://www.hansenpolebuildings.com/2016/11/frost-protected-shallow-foundations/

 

 

Ag Exemptions, Truss Spacing, and Concrete Vapor Barriers

This week the Pole Barn Guru discusses ag exemptions for building permits, the effect of spacing trusses at 12′ or more, and concrete vapor barriers.

DEAR POLE BARN GURU: Do I have to have a permit to build one poll barn on Ag land? DANIEL in PIERSON

Building PermitDEAR DANIEL: Many jurisdictions nationwide exempt true agricultural buildings, on agriculturally zoned land from building permits. A practice I disagree with entirely – as it places these buildings at risk of failure due to under design of critical structural components.

Please read more here: https://www.hansenpolebuildings.com/2011/12/exempt-agricultural-buildings/

To find out if you would need a permit, or not, is going to take a phone call from you to your local Building Department and asking them.

 

DEAR POLE BARN GURU: Guess this is where to ask questions? We are planning a pole building 40X72 and would like to space the Trusses at 12ft or more? I see you say no problem but what would it take for this? Is it heavier trusses or heavier purlins? Just not sure the requirements for more spacing. Thanks! BRIAN in WARRENSBURG

DEAR BRIAN: You have come to the right place. Changes in truss and column spacing impact more than just having “heavier” trusses. Your entire building structure should be reviewed and sealed by a Registered Professional Engineer to properly incorporate all applicable loads for your site. Just a few possibly affected areas are column footings, column depth and diameter, amount of concrete around base of columns, uplift prevention, wall girts, roof purlins, truss bracing….just to begin with.

Each set of building dimensions and loading condition can have their own best design solution from both economic and functionality aspects. Hansen Pole Buildings’ Instant Pricing system™ allows for nearly instantaneous pricing of various truss spacings – down to fractions of inches!

Please read more about post frame (pole) building truss spacing here: https://www.hansenpolebuildings.com/2011/06/pole-barn-truss-spacing/.

 

DEAR POLE BARN GURU: Does the vapor barrier under the concrete slab of a pole barn need to cover the poles and splash boards at the perimeter of the concrete? Or do I just lay the vapor barrier on the ground and not up the sides? I am using 10 mil Stego. Thanks for any help! JARROD

DEAR JARROD: You should extend vapor barrier up columns and to top of splash planks.

Information on Stego™ vapor barriers can be found here: https://www.stegoindustries.com/stego-wrap-vapor-barriers