BARNDOMINIUM CONSTRUCTION

Barndominiums in Georgia

A barndominium combines a workshop or garage with comfortable living quarters under one roof. In Georgia, barndominiums cost 20-40% less than building a separate home and shop, and they are fully code-compliant when designed and built by a licensed GC with PE engineers.

What is a Barndominium?

A barndominium (also called a barndo or shouse) is a metal building that combines workshop, garage, or barn space with finished residential living quarters. The shop and living areas share the same building shell but are separated by fire-rated walls and have independent mechanical systems.

The concept is simple: instead of building a house and a separate shop (two foundations, two roofs, two sets of utilities), you build one building that does both. This saves 20-40% compared to building each structure separately.

Common Floor Plan Layouts

Side-by-Side

Shop on one side, living on the other. Most common layout. Works well in 40x80, 50x80, and 60x80 footprints. Easy to separate zones for noise and climate control.

Front-to-Back

Living quarters in front, shop in the rear. Creates a residential street presence. Shop accessed from the back or side. Popular in neighborhoods where curb appeal matters.

L-Shaped

Living wing on one leg, shop on the other. Provides natural separation and a courtyard effect. Slightly higher cost due to complex roof framing.

Loft Living

Shop on the ground floor, living quarters in a full or partial loft above. Maximizes the building footprint. Requires higher eave heights (16-18+ feet).

Georgia Building Codes for Barndominiums

The residential portion of a barndominium must meet the International Residential Code (IRC) as adopted by Georgia. Here is what that means in practice.

Fire Separation

A 1-hour fire-rated wall (typically 5/8" Type X drywall on both sides of steel studs) must separate the shop from living space. This is non-negotiable per code.

Egress Windows

Every bedroom must have an egress window meeting minimum size requirements. Our PE engineers factor window openings into the structural framing.

Insulation & Energy Code

The living portion must meet Georgia's energy code (IECC 2015 or later). Closed-cell spray foam meets all requirements and is the standard for barndominiums.

Electrical

Residential electrical must be on a separate panel from the shop. AFCI and GFCI protection required per NEC. Smoke and CO detectors wired per code.

Plumbing

Full residential plumbing to IRC standards. Water heater, kitchen, bathrooms, and laundry connections. Septic or sewer connection as applicable.

HVAC

Independent HVAC system for the living space, sized per Manual J load calculations. The shop may have a separate system or remain unconditioned.

Cost Breakdown

Barndominium costs are a blend of commercial (shop) and residential (living) construction.

Shop/garage portion $25-40/SF
Living quarters (standard finish) $100-130/SF
Living quarters (custom/upgraded) $130-175+/SF

Example: A 3,200 SF barndominium (1,600 SF shop + 1,600 SF living) with standard residential finish: Shop at $35/SF ($56K) + Living at $115/SF ($184K) = approximately $240,000 turnkey. A comparable stick-built home ($180K) plus separate 1,600 SF shop ($56K) would cost $236K+ before accounting for two separate foundations, two utility connections, and the hassle of managing two projects.

Frequently Asked Questions

Are barndominiums legal in Georgia?
Yes. Georgia allows residential construction using metal building framing in most jurisdictions. You will need a residential building permit, and the building must meet all residential building codes (IRC), including structural, electrical, plumbing, HVAC, insulation, and fire safety requirements. Some HOAs and deed-restricted communities may prohibit metal-framed residential construction, so check your covenants first.
How much does a barndominium cost in Georgia?
A turnkey barndominium in Georgia costs $80-150 per square foot, depending on size and finish level. The shop portion runs $25-40/SF, while the living quarters run $100-175/SF. A 2,400 SF barndominium (1,200 SF shop + 1,200 SF living) typically costs $200,000-$360,000 complete. This is 20-40% less than building a comparable stick-built home plus separate shop.
Can I finance a barndominium?
Yes, but it requires the right lender. Most conventional mortgage lenders are familiar with barndominiums now, especially in rural Georgia markets. Farm Credit, local community banks, and credit unions are typically the most barndominium-friendly lenders. Construction-to-permanent loans are available. Having PE-stamped plans and a licensed GC significantly improves your financing options.
How is a barndominium insulated?
Closed-cell spray foam is the gold standard for barndominium insulation. It provides R-6.5 per inch, serves as a vapor barrier, and eliminates condensation. For a Georgia barndominium, we typically spec 2-3 inches on walls (R-13 to R-19) and 3-4 inches on the roof (R-19 to R-26). This exceeds Georgia energy code requirements and makes the building as efficient as conventional construction.
How long does it take to build a barndominium?
A typical barndominium takes 12-20 weeks from foundation to move-in. The metal building shell goes up in 2-4 weeks. Interior residential buildout (framing, MEP rough-in, insulation, drywall, finishes) takes 8-14 weeks depending on complexity. Having one contractor handle the entire project eliminates gaps between trades.
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