How to Convert a Barn

Barn conversions are generally more expensive to build than new houses because, constructed entirely outside of any building regulations, they almost always need major structural alterations to comply with the modern day regulations.

However, once completed, you will be sure to end up with a beautiful and unique home built pretty much to your specifications, that you will be happy in for many years to come. Read on to find out about what’s generally involved in such an undertaking.

What is a Barn Conversion?

A barn conversion is the process of turning a former agricultural building aka a barn, typically used for storing grain, hay, or livestock, into a modern, habitable home.

These projects are especially popular in the UK countryside, where disused barns offer a unique opportunity to create one-of-a-kind rural homes full of character and charm.

Unlike standard new builds, barn conversions retain much of the original structure and character of the building, including features like exposed timber beams, stone or brick walls, original entranceways and large open interiors.

The overall goal is often to blend traditional rural architecture with the comforts of modern living and the most up-to-date energy saving and conservation techniques to create something that’s both stylish, energy efficient and steeped in history.

Why Are Barn Conversions So Popular in the UK?

Across the UK, barn conversions have become increasingly sought after for several reasons.

First, they offer a chance to live in a rural setting, surrounded by countryside, while still enjoying all of the conveniences modern construction and energy saving practices can offer.

Secondly, because pretty much all barns are different, the finished home is truly unique, unlike mass-built houses on modern estates and most new builds.

Another big draw is the planning policy known as Class Q permitted development rights, which can allow certain barns in England to be converted into residential use without full planning permission. This makes the process more accessible for some property owners, though it comes with strict criteria and conditions.

Types of Barn Conversion

As we have previously commented, not all barns are built the same and when it comes to a barn conversion, the type of barn you start with will pretty much dictate the outcome of the final conversion.

Each style offers different challenges, design possibilities, and planning considerations, so whether you’re looking for a spacious open-plan home or a smaller more cozy home, knowing the types of barns available is a great starting point.

Here follows a selection of the most common types of barns found in the UK:

Timber-Framed Barns

Timber-framed barns are some of the oldest and most visually striking types of agricultural buildings in the UK.

Often dating back to the 16th or 17th century, these barns are known for their exposed wooden beams and traditional craftsmanship.

Converting a timber-framed barn usually means keeping the original frame on display and giving the home a rich, rustic feel. However, careful restoration and insulation are needed to meet modern building standards.

Stone Barns

Stone barns are common in areas like the Cotswolds, Yorkshire Dales, and the Lake District. Built from local stone, these buildings are incredibly durable and have a strong visual presence.

Their thick walls provide excellent insulation, but the challenge is usually in adding natural light, modern utilities and controlling damp.

Stone barns are often listed or in conservation areas, so planning permission may be more involved.

Brick Barns

Found mainly in eastern and southern parts of England, brick barns became popular in the 18th and 19th centuries.

On the whole, they’re easier to convert than older barns and often more straightforward to insulate and waterproof.

Also, brickwork gives a more contemporary look while still nodding to the building’s agricultural past. They’re a good middle ground between heritage charm and modern functionality.

Steel-Framed or Modern Agricultural Barns

Not all barn conversions involve centuries-old buildings. Some newer structures, like steel-framed barns or portal-frame sheds can also be converted under Class Q permitted development rights, provided they meet certain conditions.

These buildings usually have fewer design features but offer more flexibility in layout. With some creativity, they can become stylish industrial-style homes, perfect for minimalist living.

Combination Barns and Courtyard Conversions

In many cases, rural properties include several outbuildings around a shared yard. These are ideal for a courtyard-style conversion, where multiple barns are turned into a single home or a group of dwellings.

This setup works well for multi-generational living, holiday lets, or luxury development projects. It also allows for more varied internal layouts while preserving the overall character of the site.

Do you Need Planning Permission for a Barn Conversion?

One of the most common questions people ask when starting a barn conversion project is: “Do I need planning permission?” The short answer is, as with many things, it really depends.

In many cases, converting a barn into a home in the UK does require planning permission, however, there can be some exceptions, especially under something called Class Q permitted development rights:

What is Class Q and How Can It Help?

Class Q permitted development rights allow certain types of agricultural buildings to be converted into residential use without needing full planning permission.

Introduced in England as part of a government effort to support rural development, Class Q can be a great shortcut for barn conversions, but it’s not available to every property.

To qualify under Class Q, the barn must:

• Have been in agricultural use on or before 20th March 2013
• Be structurally capable of being converted without major rebuilding
• Not be located in a National Park, Area of Outstanding Natural Beauty (AONB), conservation area, or Site of Special Scientific Interest (SSSI)
• Meet specific size and usage limits (usually up to 5 dwellings or 865 sq m total floor space)

Even if your barn meets these conditions, you still need to apply for prior approval from your local planning authority. This is not the same as full planning permission, but the council will assess issues like transport, design, flood risk, and noise before giving you the green light.

When You Will Need Full Planning Permission

If your barn doesn’t meet Class Q criteria, for example, it’s in a protected area or hasn’t been used for farming, then you’ll likely need to apply for full planning permission.

This process is more detailed and in-depth and can potentially take much longer, but it also gives you more flexibility in how you design and use the space.

You may also need full permission if you want to make significant changes to the structure, such as increasing the height, adding extensions, or altering the roofline.

If the barn is listed or historically significant, additional restrictions will apply, and you may need Listed Building Consent too.

Regardless as to whether you need full planning permission or not, you will have to follow any and all Building Regulations to ensure any construction work that you carry out is safe, correct and will ensure the buildings energy efficient. There are no exceptions here, this is the law!

Always Check with Your Local Planning Authority

Rules can vary depending on where you live, so it’s crucial to speak to your local planning department early in the process. They can tell you whether Class Q applies and guide you through what’s needed for your specific project.

It’s also a smart move to work with a planning consultant or architect who has experience in barn conversions as they’ll help you avoid delays and costly mistakes.

Average Costs of a Barn Conversion in the UK

Another very common question and rightly so, often the first that gets asked is: What is the cost of a barn conversion likely to be? Below we go through the most important and significant costs that are likely to impact most conversions.

On average, a barn conversion in the UK costs between £1,500 and £2,500 per square metre. For a typical mid-sized barn of around 150 square metres, that gives a rough estimate of £225,000 to £375,000.

However, total costs can go much higher for high-end finishes, listed buildings, or remote locations with limited access to services.

Here’s a simple breakdown of typical barn conversion costs:

• Structural surveys and planning: £2,000 – £5,000+
• Architect and design fees: 5%–15% of build cost
• Construction and labour: £150,000 – £300,000+
• Windows, doors, and glazing: £10,000 – £30,000
• Plumbing, electrics, and heating: £15,000 – £40,000
• Fixtures, kitchens, bathrooms: £10,000 – £50,000+
• Contingency fund (highly recommended): 10%–15% of the total budget

Factors That Influence the Final Cost

Not all barns are created equal. A small single-storey brick barn in good condition may cost significantly less to convert than a large, timber-framed structure in poor repair. Here are the biggest cost drivers to watch out for:

• Structural condition: Major repairs to the frame or foundations will add costs quickly.
• Listed status or conservation restrictions: These can add complexity and expense.
• Access to utilities: Remote barns may need new water, electricity, or septic systems and supplies.
• Level of finish: Bespoke interiors, underfloor heating, and premium kitchens all increase the budget.
• Labour availability and location: Building costs in London and the South East tend to be higher than in other regions.

Ways to Manage Your Budget

To keep your barn conversion project on track financially, it’s vital to plan ahead.

As with all construction jobs, always get multiple quotes from builders, avoid over-specifying materials, and always allow for unexpected costs.

You can also consider a phased build e.g. starting with essential living space and adding more features over time.

Using reclaimed materials, choosing an experienced project manager, and applying for VAT relief (which may apply to some conversion projects) can also reduce your total spend.

Things to Think About With a Barn Conversion

There is always a huge amount of things to think about when undertaking any form of instruction project and a barn conversion is certainly no exception at all. In fact, such a project often involves a whole lot more to think about than the average build. With this in mind, here are some of the most poignant points to think about:

1. Planning Permission and Legal Considerations

Even if your project falls under Class Q permitted development rights, you’ll still need to apply for prior approval from your local council. If the barn is listed, in a conservation area, or doesn’t meet Class Q requirements, you’ll need full planning permission.

Always check early with your local planning authority and consider hiring a planning consultant familiar with rural conversions.

2. Structural Integrity and Building Surveys

Many barns are centuries old and were never built for residential use. Before committing, it’s vital to have a full structural survey done by a qualified professional.

This will highlight any major issues with the foundation, roof, or frame, especially with timber-framed barns or those left empty for years. Structural repairs can significantly impact your budget.

3. Access to Services and Utilities

Unlike homes in towns and cities, barns are often located in remote areas without easy access to mains water, electricity, gas, or broadband.

Check if these services are already connected, or how much it will cost to install them. You may also need to budget for a septic tank or treatment plant if mains drainage isn’t available.

4. Insulation and Energy Efficiency

Barns were designed to store hay, animals, and machinery, not retain heat.

Converting them into comfortable, efficient homes means investing in high-quality insulation, ventilation, and heating systems.

Think about underfloor heating, air-source heat pumps, or solar panels. These add upfront cost but can save money long-term and boost your EPC rating.

5. Natural Light and Internal Layout

Many barns have limited openings or small windows, so bringing in natural light is often a design challenge.

Consider installing glazed doors, roof-lights, or floor-to-ceiling windows, but always check planning restrictions.

Open-plan layouts often work best, keeping the original character while making the most of the space.

6. Preserving Character While Adding Modern Comforts

The key to a successful barn conversion is balance. You’ll want to retain unique features like exposed beams, stone walls, or vaulted ceilings while integrating modern touches such as smart lighting, stylish kitchens, and high-speed internet.

Working with an architect who specialises in heritage or rural buildings is often a smart move.

7. Budgeting for the Unexpected

Barn conversions are rarely straightforward. Unforeseen issues like hidden rot, unstable walls, or strict local planning conditions can cause delays and drive up costs.

A good rule of thumb is to add at least 10–15% contingency to your total budget. It’s also wise to get fixed quotes from contractors where possible.

General Construction Steps Involved in Completing a Barn Conversion

As every barn that’s up for a conversion is different, it’s almost impossible to give a concise breakdown of what’s going to be involved in every one of these conversions, so with this in mind, in the following steps, we break down the most common features that you are likely to encounter with most conversions.

Step 1: Site Preparation and Groundworks

Once the all-important planning permission and design approvals are in place and all of the relevant Building Regulations rules are noted, the first step on site is preparing the ground.

This often involves clearing unwanted debris, making the structure safe, and setting up temporary services such as electricity and water.

If your barn is in poor condition, this stage may also involve underpinning foundations or stabilising existing walls.

Scaffold may also be erected at this stage to support works and if you are adding any form of extension etc, new footings and drainage may also be dug and laid at this point.

Step 2: Structural Repairs and Reinforcement

This is where the serious work begins! Most barns will need some form of structural work to make them suitable for habitation. This might include repairing or replacing damaged roof timbers, reinforcing walls, or adding steel supports.

Structural integrity is critical, especially for older or timber-framed barns.

Always work with a qualified structural engineer at this stage to ensure safety and compliance.

Again, if any extensions or serious alterations to the existing structure are planned then they will most likely start at the same time as any structural repair, if not just before.

Step 3: Roofing and Weatherproofing

Once the structure is sound, the next priority is getting the barn watertight so that basic works can begin inside and the structure can start drying out if it’s been exposed to the elements for a long while.

This very often means restoring or replacing the entire roof, installing breathable membrane layers, and fitting new roof tiles or sheeting if needed.

Quite often, even if the roof is in relatively good condition, it’s a good idea to replace the whole thing so that you know it’s 100% solid and will last for many years to come. It’s also easier to do now, while the structure is in a state of regeneration.

Guttering and proper drainage should also be added to protect the building from moisture long term.

Step 4: Windows, Doors and Glazing

The final stage of weather-proofing the structure after the doors and windows go in is to get the doors and windows installed.

Installing windows and doors not only improves security and allows tools and kit to be locked up safely on site as opposed to having to spend time packing away each day, but is also key to locking in heat, helping the structure dry out and bringing in natural light once it’s liveable.

Many conversions include large glazed areas to make the most of countryside views and brighten the interior.

Make sure your choices are energy-efficient and in keeping with the barn’s aesthetic and also with Building Regulations and don’t forget about planning restrictions when it comes to adding new openings, but this should have been delt with at the planning stage.

Step 5: Insulation and Internal Framework

Originally, barns were built for storage, not warmth, so proper insulation is essential and also a stipulation in the Building Regulations.

At this stage, walls, roofs, and floors are insulated to meet or exceed these Building Regulations and to make the home as energy efficient as it possibly can be.

Stud walls may be added to define rooms, and acoustic insulation can be installed to improve soundproofing between spaces.

Step 6: First Fix: Plumbing, Heating and Electrics

Before walls and floors are completed and made ready for plastering, the next stage is to carry out the “first fix” for electrical and plumbing e.g. installing the basic pipes and wiring for plumbing and heating systems and for sockets and appliances.

This includes setting up for radiators, underfloor heating, power sockets, lighting, and plumbing for bathrooms and kitchens.

If you’re installing renewable energy systems, such as a heat pump or solar panels, that usually happens around this time too.

Step 7: Plastering, Flooring and Internal Finishes

With the main services in place, the internal finishes are now started. Walls are plastered or boarded over, floors are laid, and ceilings go in.

This stage also includes painting, tiling, and fitting internal doors and some appliances.

If you’re retaining original features such as beams or brickwork, now’s the time to restore and highlight them.

Step 8: Second Fix and Final Touches

The “second fix” involves connecting up the systems installed earlier such as fitting light switches, connecting up radiators, installing kitchen units, bathrooms, and final plumbing fittings.

At this point, your barn conversion will really start to feel like a home. It’s also when final details such as skirting boards, staircases, and built-in storage go in.

Step 9: Final Inspections and Building Control Sign-Off

Before you move in, your local Building Control officer will need to inspect the completed work to ensure it complies with all regulations.

Once approved, you’ll receive a completion certificate, which is essential for legal and mortgage purposes.

If everything’s passed, your barn conversion is officially ready for occupation and you can happily move in.

Doing a barn conversion is no small undertaking and involves a huge amount of work, planning and preparation, but if you are brave enough to take one on then you can be assured that the final finished article is something you’ll be happy to live in for years to come.