Embarking on a barn conversion is an exciting and transformative project, but not without its risks. Making barn conversion mistakes can not only be damaging, but costly too.
Making sure you hire an architect experienced in the field is one of the most important steps you can take, which is why we’ve spoken to two barn conversion specialists and asked them for their watch-list of barn conversion mistakes to avoid.
From not appreciating just how much it might cost, to circulation and inappropriate materials, here are the five key mistakes to avoid when converting a barn into a home.
Mistake one: Underestimating how much budget you need
While calculating how much it costs to build a house doesn’t always go to plan either, save unknown problems or unmitigated disasters, bringing your project in on budget is in general within the realms of possibility.
However, when it comes to barn conversion costs, it can be easy to underestimate how much money you will actually need, and the first potential pitfall can start before purchase, says Rob Elkins, chairman and creative director at Artel31.
“Firstly, make sure you always check access to utilities early in the purchase process, as the cost of bringing services to a remote structure can rival that of the internal fit-out,” warns Rob when discussing barn conversion mistakes.
“Do not underestimate your budget at any point. While the building may appear to be largely complete, it is important to understand what you truly have in terms of the existing structure,” he continues.
“Roofs typically need to be stripped, repaired, treated, and insulated – in reality, this may amount to little more than salvaging tiles and a few attractive trusses. Walls usually require insulation, repair, repointing, and in some cases underpinning.
“The existing concrete floor slab almost always needs to be removed and reinstated to facilitate the conversion,” adds Rob. “Services are typically farm-grade supplies rather than full domestic connections.
“In practice, what you are actually acquiring when you buy a barn is planning permission and a significant opportunity to create a wonderful house, almost everything else will require work,” he says.
“Barn conversions frequently exceed initial cost expectations,” agrees David Nossiter, architect and founder of David Nossiter Architects. “While barns may look uncomplicated, converting an existing structure is often complex. Their large footprints can also push up total costs, even when the cost per square metre seems reasonable,” he adds.
“This can lead to unfinished areas or budget overruns. A detailed cost plan and a contingency of at least fifteen to twenty-five percent are essential to avoid a build going over budget.”
Rob Elkins is the Creative Director and Chairman of Artel31, an architect-led design and build firm dedicated to contemporary and sustainable design. His work focuses on balancing material and craft, with social and environmental responsibility.
David is an accomplished architect with specialist knowledge of barn conversions and residential architecture. He has over 25 years experience in professional practice. He was elected as a RIBA member and admitted to the architects register in 2001, following seven years in practice working with Proctor and Matthews and Mole and Ellis Williams, among others. David set up his own practice in 2005. He received wide acclaim for the conversion of a dilapidated Listed barn into a contemporary dwelling, winning a Sunday Times British Homes Award.
Mistake two: not prioritising energy efficiency
If you’ve ever viewed a potential barn conversion, you won’t be surprised that energy efficiency can be an issue. I’ve looked at ones for sale and and have always questioned how on earth the would ever be warm enough to live in.
“Barns were never designed for warmth or comfort,” agrees David Nossiter. “Underestimating the level of home insulation required can lead to high heating bills, cold internal surfaces, heat gathering in tall spaces, and condensation,” he warns.
“Properly insulating walls, roofs, and floors is essential, and breathable materials should be used where appropriate to prevent moisture becoming trapped,” advises David.
“Mechanical ventilation with heat recovery (MVHR) can significantly improve comfort and efficiency too,” he adds.
Mistake three: Getting the lighting and ventilation wrong
Although these are two different elements of your project, barn conversion lighting and ventilation are key considerations when designing a barn conversion layout. The reason they are considered the same mistake, is that they are impacted by the same issues that can turn them into a barn conversion mistake.
“The mistake centres around natural lighting and ventilation within the core of the building,” explains Rob Elkins.
“Some barns are deep in plan (wide), which often results in rooms being pushed towards the centre of the structure. This can leave the internal spaces feeling more like a hotel or commercial building than a home,” he says.
“To avoid this, cluster utility and storage spaces within these areas, or carve out part of the proposal to create a sheltered courtyard or lightwell,” he suggests.
There’s also a potential issue when it comes to adding or changing existing windows if your barn conversion has historical importance, continues Rob.
“In historic masonry barns, the existing openings are an important part of the building’s heritage value. It can be difficult to justify altering these openings to planning or conservation officers, even if changes appear to make sense internally.”
To combat it, Rob advises your final design will need to work with, “the barn’s inherent strengths and existing openings to minimise the need to argue for new ones.”
“Often barns are often long and narrow,” adds David Nossiter, “which can create dark corners and awkward access routes. Without careful planning, some areas may feel underused or gloomy.
“Thoughtful circulation design, internal windows, glazed partitions, and rooflights will all help distribute light and improve the sense of openness,” he advises.
Mistake four: Fudging your floorplan
Faced with the large, open and empty space of a barn, it can be easy to suddenly start trying to cram in as many rooms as possible, in order to get the most out of the available footprint.
But, viewing a barn conversion through the lens of a standard house layout is often where people can start making barn conversion mistakes, says David Nossiter.
“A frequent mistake is breaking up the barn into too many small rooms. Traditional house layouts rarely suit the generous, open proportions of a barn, and over-compartmentalising can make the interior feel cramped and rob it of its original character,” he warns.
“Embrace open-plan living wherever possible, using partial walls or built-in furniture to define zones while preserving flow.”
However, there are some parts of your floor plan that will need to be enclosed or your barn won’t function as it should.
“Another common issue is failing to plan enough space for storage and building services,” expands David. “Many people underestimate the amount of storage they rely on when loft storage is readily available in a standard home.
Plus, modern sustainable systems such as heat pumps, solar arrays, water tanks, and heat exchangers all need dedicated plant areas. Factoring these in early will prevent future compromises,” he suggests.
Mistake five: Selecting the wrong finishes
In a similar vein to the previous mistake, deciding on your barn conversion finishes also requires a different approach to renovating a house. Unless you are renovating a listed building, or perhaps a period prooerty in which case some of the same advice will be the same if you want to avoid making mistakes.
“Standard domestic finishes often sit uncomfortably in a barn setting. Modern plaster and paint can dilute the agricultural character and leave the space feeling generic,” advises David Nossiter.
“Opt for vapour-permeable, natural finishes that complement the existing structure and highlight the building’s distinctive features.”
Choose finishes such as lime wash paint and types of plaster that will let the building breathe and respect it’s original purpose. Look for mineral rich paints that will add depth to your walls, and choose the flooring such as stone flooring ideas that will feel more at home in a barn setting.
In summary, there are easy ways in which you can avoid making barn conversion mistakes, says David Nossiter.
“Preserve and celebrate the barn’s character rather than forcing it into a standard house template. Plan structure, lighting, and heating from the outset, budget realistically, including a healthy contingency. Make sure you also choose breathable, sustainable materials, and above all else, ensure full compliance with planning and building regulations.”
On that note, make sure you understand the guidelines around barn conversions and permitted development, and take a look at whether you need to apply for a Class Q when converting your barn.
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