Need a house on a tiny budget. Go with a barn builder??

[Redgoatea]

Around where I live this is a common theme. People usually choose one of two methods. They go with a manufactured home and call it good or they go with a trailer or single wide mobile home and build onto it as they have time and resources. I'd bet about 10% of the houses in this county started out as something on wheels. They just cut a hole into it where they want access and build attachments.

There is one other option. Check out pacificyurts.com. We built a 30' for my parents complete with bedroom, bathroom, mudroom, kitchen, and living room with hardwood floors for $30k. They have an optional wind kit, which we also got, if that's a concern. Best part is it took three of us three days to put it up.

 

[zmoz]

I don't know what your "rules" are, but if you build a barn with a bathroom, how is anybody going to know you're living there? It's called the "don't ask don't tell" policy. How do they even define "live"? Is it spending a certain number of nights there? Is somebody counting? If it's not a house are you not allowed to fall asleep out there?

I'll say this: I lease an industrial building in a small industrial complex for a "shop". Technically nobody is allowed to live here. It's a standalone building with a bathroom (including shower) a bit of a kitchen, and an office. I don't live there, but I've slept there in my pickup more than once. I could live there and nobody would know. In fact, the previous occupant did live there for about 6 months after his wife kicked him out. Even the cops knew he was living there, (let's say they were familiar with eachother) but they didn't seem to care. (until finally came to arrest him for drugs)

Also, across the parking lot from me is another much larger industrial building with multiple tenants. It's even more illegal to live there, because of the other industrial tenants. One of the units has been converted completely into an apartment, without a single permit I'm assuming. A creepy old guy lives there by himself, again, nobody really knows but me. A few doors down there's another guy just living in a regular shop bay. He sleeps on an old couch and doesn't shower. I could tell you he's living there just because of all the hours I've seen him spend there...but it would be next to impossible for anybody to PROVE he's living there. And again, even if they do...what is the definition of "live"? Is there some limit to the number of continuous hours I can spend in my shop? Do I have to be dead when I'm in there?

 

[bp fick]

Different municipalities/townships/counties have slightly different rules. But there is uniformity in that most governmental levels subscribe to a uniform zoning codes/acts of some kind.

If you are fortunate enough to live in an area that has little or no such restrictions, you might be OK, but before spending good money, you'd want to find out.

A more uniform zoning code has restrictions about living more than X, say 14, days in a structure not approved as a residence. There are codes for certificates of occupancy as well. Minimum square footage, etc. These almost always include approved well/septic.

Frankly, do nothing until or unless you've checked with your local authorities first. You might find yourself having put good money toward something that you cannot occupy.

 

[20 20]

Hi,

I need a home on a rediculously small budget (~25-40k), trying to avoid getting a mobile. Will be happy with just a "shell", and work on interior over time. Local barn builder tells me "a 24'x40' building with concrete floor, double bubble reflective insulated roof and walls, 8 windows, 2 doors and 24" overhangs and soffits would run $29,000. installed". And that it is engineered to 140MPH windloads. Should I look into this further? Any other conceivable options? Thanks.

I don't see any problem with this idea, EXCEPT you say you don't have experience in building? If you did go this route then how do you plan on dividing the building up into rooms? Don't forget plumbing septic eletrical..... A house can be built without breaking the bank BUT ya have to have an idea of carpentry. I would say if you went this route then had to add everything in after you'd be WAY{double or more} above what you want to spend. Insulation and electrical can get very expensive. Do you have Amish around you, if so I'd bet they could help? Rough cut lumber can be a huge savings also, especially if you have your own logs??

 

[Gil Case]

You do not need a Certificate of Occupancy to live in your own place. You need a CO only if you have a bank loan or you are going to sell the place. How can they kick you out of of your own land? Only for health and safety concerns, but he has water and septic. So put up the barn, live it and fix it up as you have time and money. There also is no time limit on a building permit. The town may say there is, but case law says there is not. You can be building on you property for 20 years.

 

[Redneck in training]

We have done just that. We bought a Morton barn and converted it to a house. The building, as delivered by Morton, had Pella three pane windows, all perimeter doors, reinforced concrete floor with floor heating PEX tubing installed, Firewall between the garage and living space, R19 insulated walls, water line (500 ft long) and electricity terminated in the garage, septic and all underground plumbing installed, studded all internal walls, large concrete deck in front of the garage and about 800 ft driveway.
The house is about 4600 sqft under the roof,
Garage is about 1300 sqft
Living space 2400 sqft
Covered porch is about 900 sqft
All for about 140 000. Then we spent about another $50/sgft to finish it.
There are two bedrooms, office, living room/kitchen and three bathrooms. The house including the garage has geothermal floor heating and AC. That, kitchen appliances and kitchen cabinets were the most expensive items.
I am guessing we did about 60000 to 80000 worth of our own work including installation of all electric wiring and lights, plumbing, kitchen cabinets, ceramic tiles and wood floor, all wood trims, AC ducting etc. We hired a contractor to do drywall and painting.
While finishing the house we lived about four months in the garage.
The biggest issue was financing because of lack of comparable houses in the area. Finally we found a small local bank that lent us some money for the house. We paid cash for the land. At the end we spend all cash from sale of our previous house, all savings and had to borrow against my 401K. The bad thing was that we ended up without cash to start improving the property. Perhaps the good thing is that we already own about half of the property.

If your budget is small and you don't have the skills to do a lot of work by yourself Google "prefabricated homes". In example Alpine Homes Modular Floor Plans

 

[kenstrac]

Hi,

I need a home on a rediculously small budget (~25-40k), trying to avoid getting a mobile. Will be happy with just a "shell", and work on interior over time. Local barn builder tells me "a 24'x40' building with concrete floor, double bubble reflective insulated roof and walls, 8 windows, 2 doors and 24" overhangs and soffits would run $29,000. installed". And that it is engineered to 140MPH windloads. Should I look into this further? Any other conceivable options? Thanks.

Not a bad price now go back and get a quote for floor that you would spec. for a house not just a slab for a barn, fully insulated and with all your plumbing and electrical,heat in floor etc. and see what he comes back for a price.

 

[towmotor]

Couple questions "back at ya":

Do you need a building that's 24x40, or will something a bit smaller do?
If 29k will get you 960 sq ft, perhaps you could save a bit with a smaller building-say 24x32.
I ask that because while I realize that you have a septic system and electricity and so forth, putting up any sort of real building (including a "barn") always includes a few "gotchas", so planning for the smallest building that will do the job is the better way to go IMO.

Did the building, for which you got a quote, include a loft, or is it a single story with a low pitch roof?

Anyway, the price you're talking about doesn't really sound too bad, and you're inclined to avoid a mobile home, it might be a good option.
You didn't say where, geographically, you intend to put this building, so it's difficult to say whether a layer of bubble wrap insulation will be anywhere near adequate.
Where I live it wouldn't even come close.

Your posts haven't indicated, one way or the other, any concern over busybody neighbors and/or zoning regs, other than that it's zoned "agricultural" (it sounds pretty laid back to me)

If you're cursed with nosy neighbors or oppressive regulations, I'd consider a building with a smaller footprint but having a loft or a second floor of some kind.

That way, you could occupy the ground floor with "barn stuff", putting your sleeping/living area in the loft.
If anyone came peeking in your windows, they'd be none the wiser as to your actual use of the building.

If it were me, I'd do some quick reading on basic carpentry/framing-like right away, winter is coming- so I could have some chance of partitioning off/insulating a small room for sleeping.
It always seems better when you have a warm place to lay your head.

Good luck.

 

[jfh0jfh]

Hi,

I need a home on a rediculously small budget (~25-40k), trying to avoid getting a mobile. Will be happy with just a "shell", and work on interior over time. Local barn builder tells me "a 24'x40' building with concrete floor, double bubble reflective insulated roof and walls, 8 windows, 2 doors and 24" overhangs and soffits would run $29,000. installed". And that it is engineered to 140MPH windloads. Should I look into this further? Any other conceivable options? Thanks.

Is the plan to build a home later? And turn this into a barn?

I have a friend who did this and 20 years later is still in it. Another build basically a basement and made it into an earth home.

That's not me. I'd build a barn as temporary qtrs and build a house later; or build a basement and live in it until I could get the walls & roof up. I'd never live long-term in a house w/ no basement: water, electric, plumbing, .... wear you out.

 

[magicheater]

Hi,

I need a home on a rediculously small budget (~25-40k), trying to avoid getting a mobile. Will be happy with just a "shell", and work on interior over time. Local barn builder tells me "a 24'x40' building with concrete floor, double bubble reflective insulated roof and walls, 8 windows, 2 doors and 24" overhangs and soffits would run $29,000. installed". And that it is engineered to 140MPH windloads. Should I look into this further? Any other conceivable options? Thanks.

A couple of questions/comments: There are better ways to insulate the roof, and is it a metal roof? Is the slab insulated? Had you considered heating your slab? If you can live simple it could work, others brought up the septic issue. If I had it to do over again it would be a Big Garage with a kitchen/bath/bedroom.