Mistakes to avoid when choosing a barn for your barn conversion

Barn conversions present you with a unique opportunity: to create your own home in the countryside that is completely one-of-a-kind and tailored to you. Disused barns can be found all across the UK countryside – but be careful; they will likely be in varying states of disrepair. Choosing the wrong barn for your barn conversion could lead to headaches, delays, and unexpected costs. Before you fall in love with those weathered timbers and spacious interiors, let’s explore some of the pitfalls to avoid when choosing a barn.

AVOID CHOOSING A LISTED BUILDING

Unless you are fully prepared for all that this entails. Listed properties have historical appeal, but they come with significant caveats. They are subject to a lot of very strict building restrictions. Before you buy your barn, always do your research. If you purchase a barn on a whim and it turns out to be a listed building, you may find that the barn conversion of your dreams isn’t possible.

It may be nigh on impossible to even get planning permission for your project in the first place, and if you do manage, you’ll find that there are a lot of rules to follow. Your finished conversion might be more expensive, take more time, and look different to what you had in your head when you started.

AIM TO MAKE SURE YOUR BARN FALLS UNDER CLASS Q

If you want to convert a building under Class Q permitted development rights, make sure your barn isn’t located in any of the following:

• National parks

• World heritage sites

• Areas of outstanding natural beauty

• Safety hazard areas

• The Broads

• Scheduled ancient monuments

You also need to ensure that your building wasn’t originally built under permitted development rights unless it has already been standing for 10 years.

Class Q has undergone some changes lately, so make sure you read up on the new regulations.

If your barn does fall under any of the above, you’ll have to go through the full process of obtaining planning permission.

THE PLANNING PERMISSION ROUTE

The costs of applying for planning permission vary widely, but at the very least you will ned to pay a fee to the local authority. You may also want to spend money on professional help with the process and for pre-application advice. You will need drawings for your planning application and will likely also require a structural survey and topographical survey.

Sometimes you might find a barn for sale that has already been granted planning permission. These can be more expensive to begin with, but it might save you a lot of time (and potentially some cash) because you won’t have to go through the planning permission application process yourself.

If you do decide to go for a barn that has already been granted planning permission, make sure your architect has liaised with the planning officer BEFORE you buy. That way, you’ll know that your planned barn conversion will be compliant with the requirements.

Now that we’ve covered the Class Q vs planning permission debate, let’s get into some more specifics about the barn itself. Here are some common pitfalls to avoid when searching for a barn to convert…

CHOOSING A BARN THAT IS NOT STRUCTURALLY SOUND

When viewing potential barns, keep an eye out for:

• Cracks in the walls, ceilings, and foundations; these can all be signs of larger structural issues.

• Check for any deformation in the structure of your barn. Any sagging in the roofs, floors, or walls can be bad news.

• If your barn has been partially built with metals like steel, look for any signs of corrosion.

• Check all the load-bearing elements (walls, beams, columns) for signs of damage.

• Check the foundations: are there cracks or signs that the foundations are sinking? If so, tread carefully.

• Look at the roof. Are there any leaks, missing parts, or areas where it looks like the roof is caving in on itself?

Due to the nature of barn conversions, some structural issues might be unavoidable. After all, typically these are agricultural buildings that have fallen into disuse over the years. While you can expect to make some repairs, barns that are extremely damaged may not be worth the time and money required to make them habitable. As you view different barns, keep an eye out for any of these problems. However, you’ll need a professional surveyor to know the real extent of the damage.

NOT THINKING ABOUT BASIC UTILITIES YOUR BARN WILL REQUIRE

Is your barn already hooked up to gas, electricity, and water supplies? Some barns may be, and others won’t be. If yours isn’t, consider the barn’s location. It could cost a lot of money to get these services up and running on your new property.

NOT CONSIDERING THE DISTANCE BETWEEN YOUR BARN AND LOCAL AMENITIES

If you are the type of person who wants to be within walking distance of the local pub or be able to pop to the shops on foot, then the location of your barn will be especially important. If you have a family or intend to start one, is your barn close enough to nearby primary and secondary schools? Is being close to a healthcare provider important to you?

If you are converting your barn with the goal of selling it on in the future, then another common mistake is not considering whether your chosen property will appeal to buyers. Maybe living miles away from the nearest town suits you perfectly, but will others see it that way too?

NOT PAYING ENOUGH ATTENTION TO INSULATION AND ENERGY EFFICIENCY

If done incorrectly, barn conversions can be draughty nightmares that are eye-wateringly expensive to heat. You will really need to think carefully about your insulation methods. If your barn is made from old brick or solid stone walls, you should choose breathable insulation made from natural materials to avoid problems with damp in the future. We recommend trying to build your barn conversion with eco-friendly methods and materials from the beginning.

An ideal barn conversion heating setup will depend on the individual building. A nice way to heat a barn conversion is to combine a renewable method like ground or air source heat pump with underfloor heating. We’ve got more ideas for heating your barn here.

Buying your barn without getting a detailed costingWith buildings in rural or agricultural areas, you might find that you end up having to pay extra for things like protected species surveys. Unexpected costs can run up quickly and put your project at risk of going over budget. Always get detailed quotes and estimates before committing to a purchase.

NOT HAVING A CONTINGENCY FUND

As with all building projects (but especially with barn conversions) you need to expect the unexpected. Always set aside an extra cash reserve so that work on your new home doesn’t end up halted or delayed. A common rule of thumb is to add at least 10-20% to your overall budget for unforeseen complications.

CHANGING THE CHARACTER OF YOUR BARN TOO MUCH

Barn conversions are all about celebrating the original structure. If you try to change it too drastically, it may not be permitted under Class Q and you might not get planning permission for your project.

The goal of a barn conversion is to preserve and highlight the building’s agricultural heritage, while adapting it for modern living. Striking the right balance requires careful planning and design expertise.

NOT WORKING WITH A BARN CONVERSION SPECIALIST

Barn conversion specialists know all the ins and outs of these complex yet rewarding projects. Barn conversions are not like building from scratch. You must work sympathetically with the original structure and try to preserve it as much as possible. Therefore, it’s good to choose contractors who have some experience in conservation and restoration work in addition to regular building.

A FEW FINAL WORDS…

Remember that every barn is different, and each presents its own unique set of challenges and opportunities. Taking the time to thoroughly research and understand your specific property will pay dividends throughout the conversion process.

If you’re considering a barn conversion of your own but feeling overwhelmed by the potential pitfalls, don’t worry. You don’t have to navigate this journey alone! Contact us today to discuss your project. As barn conversion specialists with over 20 years of experience, we can help with every step of the process from concept to completion.