Tag Archives: post frame residence

A Builder Area, Beefed Rafters, and Vapor Barrier

This Wednesday readers “Ask the Guru” about Hansen having a builder in the area of Minot, ND, if an existing pole barn with 8′ column spacing can be converted into a residential space by “beefing up” rafters, and use of a vapor barrier in a residential post frame structure.

DEAR POLE BARN GURU: I am interested in a residential build. Do you have a builder you’ve worked with in the Minot ND area? Have you had any troubles with builders taking on jobs with your kits? KARLEY in VELVA

DEAR KARLEY: Hansen Pole Buildings is America’s leader in providing fully engineered, 100% custom designed, post frame building and barndominium kits, with multiple buildings in all 50 states. Your new building kit is designed for the average physically capable person, who can and will read and follow instructions, to successfully construct your own beautiful building shell (and most of our clients do DIY – saving tens of thousands of dollars – need a builder, we can probably help you there as well). We’ve had clients ranging from septuagenarians to fathers bonding with their teenage daughters erect their own buildings, so chances are – you can as well! Your new building investment includes full multi-page 24” x 36” structural blueprints detailing the location and attachment of every piece (as well as suitable for obtaining Building Permits), the industry’s best, fully illustrated, step-by-step installation manual, and unlimited technical support from people who have actually built post frame buildings. Even better – it includes our industry leading Limited Lifetime Structural warranty! Need a builder? Please complete this information https://www.hansenpolebuildings.com/builder-terms-conditions/ As to your last question, sadly most builders are unable or unwilling to read plans and can only build they way they have always done it – this may or may not be correct or even structurally sound (not to mention, highly limiting to meet clients’ end wants and needs).

 

DEAR POLE BARN GURU: Is there anything I can do to make an existing pole building with 8′ pole spacing that was built for commercial use into residential without adding additional rafters. Can the rafters be beefed? CHRIS in HIXTON

Pole Building Endwall FramingDEAR CHRIS: If your existing pole building was indeed built for commercial use, then it should be in Risk Category II for wind, snow and seismic loads – same as residential. You will want to ascertain if roof trusses were fabricated to an adequate bottom chord (ceiling) dead load to support your choice of interior finishes. Typically you will want to see a 10 psf (pounds per square foot) load to support sheetrock. You will want to examine truss drawings prior owner should have. If these are not available, reach out to your local permit issuing authority, as many jurisdictions now have digitally archived plans and specifications. Another source would be whomever fabricated your trusses. Each truss should have a quality control stamp with fabricator’s name on it. Contact them, with your site address and approximate year built and they may be able to assist you. Worst case is you should be able to pay fabricator to send a representative out to gather specifics of your trusses (web configuration, lumber dimensions and grade, steel connector plate sizes). They can run it on their computer program to determine adequacy. If a structural repair is required for an upgrade, for a nominal fee, they should be able to provide.

 

DEAR POLE BARN GURU: I am a little confused on this vapor barrier situation as some say yes and some say no. I am building a residence in Missouri. Metal roof with reflective bubble wrap radiant barrier. I have Soffit venting with a thermostat controlled ventilation fan in one gable end. Is vapor barrier needed when attaching metal to bottom of trusses when using R38 blown in fiberglass. RANDY in MISSOURI

DEAR RANDY: Your gable fan probably is inadequate for meeting ventilation requirements, I would look to vent your ridge as well. Your short answer is – no. Here is some extended reading on this subject: https://www.hansenpolebuildings.com/2023/01/does-my-pole-barn-need-a-vapor-barrier/

Post Frame Standards in Building Codes

Post Frame Standards in Building Codes

Reader DAN in INDEPENDENCE writes:

“We want to build a post frame building for a residence, I had seen post frame standards in earlier versions of the IRC but now can’t, is this here somewhere or what applies to using a post foundation for these?”

Thank you for reaching out, actually IRC (International Residential Code) has never directly referenced to post frame construction at all.

Let’s look at how (2021) Codes handle what Code actually applies.

2021 IRC R101.2 Scope.
“The provisions of this code shall apply to the construction, alteration, movement, enlargement,replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height.”

2021 IBC 101.2 Scope.
“The provisions of this code shall apply to the construction, alteration, relocation, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures. Exception: Detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress, and their accessory structures not more than three stories above grade plane in height, shall comply with this code or the International Residential Code.”

2021 IRC R301.1.3 Engineered design.
Where a building of otherwise conventional construction contains structural elements exceeding the limits of Section R301 or otherwise not conforming to this code, these elements shall be designed in accordance with accepted engineering practice. The extent of such design need only demonstrate compliance of nonconventional elements with other applicable provisions and shall be compatible with the performance of the conventional framed system. Engineered design in accordance with the International Building Code is permitted for buildings and structures, and parts thereof, included in the scope of this code.

2021 IBC 2306.1 does reference applicable post frame standards:

Labor Costs for a New Barndominium

Labor Costs for a Post Frame Barndominium

In my humble opinion, an average physically capable person who can and will read instructions can successfully erect his or her post frame barndominium. This is a great place to save money (provided time is available) and most people frankly will end up with a better finished home!

Why?

Because you care – you have “skin in the game”.

Reader JOHN in NIXX writes:

“We are interested in building a home. It’s crazy but I’m not sure what to call this structure

Long story short we started out investing a pole frame residence. Decided not to go w slab on grade due to our physical condition and walking on concrete. 

I’m thinking we are going to build a 3-4’ stem wall or crawl space w/ 2×6 exterior walls. With trusses 6/12 pitch   Metal roof and 3 sides metal. The front could be red cedar siding.

We are building in a remote area and the trades are difficult to come by. I received a recommendation of a person who has been building fence for 20 years. He organized 2  Amish crews that have built 2 large pole barns. They set poles and framed in with 2×6 exterior walls. When we spoke about pricing I was told it would be $4.50 a sq foot. I have framed stick build for a lot  less in the past. A local subdivision in the area is paying $3.50 a foot for stick built houses. My question is how do I determine if that is a fare price. I’m having a difficult time seeing how that price is valid.  What am I missing?  Any input would be appreciated.   The zip code for the new build is 65571. Thanks.”  

Mike the Pole Barn Guru responds:

Nationally framing a standard 2,100 square foot stick frame house will cost $9,030 – $17,220 or $4.30 – $8.20 per square foot for labor. A crew of five should be able to complete work and pass framing inspection within 2 – 3 weeks. Contractors typically will estimate garage area at 15 – 20% lower rate than living space.

If you are hearing $3.50 per square foot for framing labor, it sounds like they either work too cheaply or houses being built are extremely basic. Keep in mind, stick frame labor does not usually include siding or roofing installation and never includes hanging overhead doors.

Most usually a fair market price for post frame shell erection labor is approximately 50% of an engineered post frame building kit price.

With post frame construction, you can have engineered an elevated wood floor supported by building columns, eliminating a huge expense of pouring a concrete footing and stem wall.

Remember – cheap is rarely good, and good is rarely cheap.