Barndominium Floor Plans in Johnson City, TN

Barndominium floor plans set everything that follows: the building's footprint on your Johnson City area land, the roof span, the number of bedrooms the septic system must serve, where the shop doors face, and how much of the budget goes to interior walls. We help buyers choose a stock layout or adjust one, then turn it into drawings a permit office and a lender can work with.

Common shapes

Most barndos are rectangles under a single gable roof, which keeps the frame simple. The choices come inside: a great room under a high ceiling, bedrooms on one end or split on both ends, a loft over the bedrooms, a wraparound or gable-end porch, and attached shop bays with their own doors. Long porches are popular in this region for good reason: they shade the walls through humid summers and keep snow and rain off the entries.

Fit the plan to the lot

A plan that works on flat Washington County pasture may not work on a hillside in Carter County. Slope, the driveway approach, the view, and the area the TDEC environmental scientist approves for a septic field all change where the house sits and which way it faces. We place the plan on your actual site before you commit.

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Code and energy

Where the state program applies, Tennessee homes follow the 2018 International Residential Code, and energy compliance can be shown through the code's energy chapter or the 2018 International Energy Conservation Code. Window sizes, egress from bedrooms, stairs to lofts and insulation levels are easier to get right on paper than to fix after framing.

Plans and the bank

HomeGuide notes that lenders are more likely to approve a barndominium with detailed plans, a supply list, a timeline and a 3D model. A clear plan set also lets an appraiser compare your barndo with other homes.

Slab choice and inspections

Under Tennessee's state residential program, the foundation is inspected before concrete is poured, and a living-space slab that is not poured monolithically with its footings gets its own slab inspection. Choosing a monolithic slab or a separate footing and slab is a floor-plan decision as much as a foundation one, because it changes the inspection schedule and the order of work. On valley clay such as the Dunmore series, which averages 40 to 60 percent clay and in places is pitted with limestone sinks, we also keep the footprint off low spots before the plan is final.

Who draws the plans

HomeGuide lists three common routes: stock barndominium plans, custom plans, and complete house plans from a draftsperson, with an architect or structural engineer brought in when spans, loads or the site call for it. The cost table below shows typical ranges for each. Most barndos need clear, buildable drawings more than an elaborate design package.