Expert: Bruce E. Johnson - 8/12/2010

Question
Dear Mr. Johnson:

This is a lengthy question and I apologize, but I need your advice and wisdom in regards to home conversion. My parents currently have a 40' x 50' and they are not longer using it. They have given us the idea to convert this building inot a house. I know that this has been done and I have seen beautiful houses - I also understand this will be a lot of work and money!

My main question is where to start? We are wanting to pour a concrete foundation in the barn to start with, but are unsure how we will go about running the plumbing.  We are also wanting to put in a second floor, or loft, but there are rafter/trusses. I'm trying to figure out how about doing the framing, rafter/truss removal to add a second floor/loft, and how we should go about the plumbing. We are definitely going to get contractors to give us ideas, but I'm trying to get an idea of what all we need to do before we can start on the inside. We are going to be able to finish most of the inside ourselves, apart from the plumbing, electrical, and major structural construction.

Just some good pointers, what we need to focus on first and what will be available to do. Thank you so much!

Answer
Hi Christine, yes the plumbing and even some of the electrical work may need to be done under the slab before it is poured.  Basically a plumbing contractor will dig trenches and install the underground sewer laterals and toilet bases prior to the slab being poured.  As far as pole barns go, prior to doing any major renovation work I would have someone look at the pole supports for the building.  You don't want to dump a bunch of money into a building if the supporting columns are rotting away underground.  If the supports are solid and the building isn't showing signs of shifting or settling then you can proceed with the make over.  As far as the trusses go, a structural engineer should look at how the roof is constructed and make recommendations for the truss repair and changes.  Engineered trusses are built a certain way to be self-supporting and have to be redesigned or have supports in place prior to the trusses being altered.  Developing a floor plan is a must.  If possible try to lay out your rooms to share plumbing i.e. the upstairs bathroom over the downstairs bathroom etc.  Visiting a plumbing contractor with a rough floor plan will help get the plumbing in reasonable places and help keep the cost down.  Depending on your building codes you may need to have structural, plumbing and electrical drawings sealed by appropriate engineers in order to proceed with the work.  You might want to contact the local building departments and see what the building codes are for your area and find out what is required for plan submission.   I hope this information helps please feel free to write again regarding this or other matters, sincerely bruce e johnson..bejohnsonconsulting.com