Barndominiums—those hybrid structures that combine the functionality of a barn with the comfort of a modern home—have surged in popularity over the past decade. They’re versatile, cost-effective, and full of rustic charm. One of the most common questions among prospective or current barndominium owners is: Can you add a second floor to a barndominium? The answer is yes—but like many things in construction, it depends on several important factors.
In this post, we’ll break down what it takes to add a second floor to a barndominium, explore the pros and cons, examine structural considerations, and provide tips for homeowners looking to expand vertically.
Why Add a Second Floor to a Barndominium?
Adding a second floor to a barndominium can be a smart and strategic decision for a variety of reasons:
- More Living Space Without Expanding the Footprint
Land is valuable, and in some cases, there’s simply no room to expand horizontally. Building upward allows you to double your square footage without changing your home’s footprint.
- Improved Views and Privacy
A second floor can offer scenic views, especially in rural settings. It also separates living and sleeping areas for improved privacy and noise control.
- Higher Resale Value
Two-story homes typically attract a broader range of buyers and command higher resale prices. If done right, this could significantly increase your barndominium’s market value.
Can All Barndominiums Support a Second Floor?
Not all barndominiums are created equal. The ability to add a second floor depends on how your original structure was built. Here are the key factors that will determine feasibility:
- Structural Framing System
Barndominiums are often built using either:
- Pole Barn/Post-Frame Construction: These use large posts buried in the ground to support the roof. While cost-effective, post-frame buildings are not always ideal for a second story without major reinforcements.
- Steel Frame Construction: This is the most robust option and usually the best candidate for a second floor. Steel framing provides strong vertical and horizontal load support.
- Stick-Framed Construction: Similar to traditional wood-framed homes. These are easier to modify structurally but may require significant design adjustments.
- Foundation Strength
Your foundation must be able to bear the additional load. Slab-on-grade foundations, common in barndominiums, may need to be reinforced or modified to support a second level.
- Ceiling Height
If your first floor has high ceilings (14 feet or more), you may already have room to incorporate a loft or partial second floor. This is especially common in barndominiums designed with flexibility in mind.
Design Options for Second Floors
A second floor doesn’t have to mean a full additional story. There are several configurations to consider:
- Full Second Story
This essentially doubles your livable space and functions like a traditional two-story home. Ideal for large families or those needing multiple bedrooms and bathrooms upstairs.
- Partial Second Floor or Loft
This is a popular choice in barndominiums. A loft can serve as an office, guest space, or secondary living area, while maintaining an open feel and visual connection to the lower floor.
- Split-Level Designs
Some homeowners opt for staggered levels or raised platforms to create more defined living areas without fully committing to a second story.
Engineering and Permitting Requirements
Before you add a second floor, you’ll need to consult with professionals, including:
- Structural Engineers – To determine if your current framing and foundation can support a second story.
- Architects or Barndominium Designers – To create plans that are both functional and visually cohesive.
- Local Building Departments – To obtain necessary permits and ensure compliance with zoning laws, height restrictions, and building codes.
Expect to provide detailed drawings and undergo inspections during the renovation process.
Construction Challenges and Solutions
Adding a second floor isn’t as simple as stacking another layer on top of your home. Here are a few common challenges and how to tackle them:
- Load-Bearing Walls and Columns
Second floors require support. You’ll likely need additional columns or beams—particularly steel or LVL (laminated veneer lumber)—to distribute weight evenly.
- Stair Placement
Staircases require space and can impact layout. Many homeowners choose to install them along exterior walls or centrally within the home for accessibility.
- Utilities and HVAC
Plumbing, electrical, and HVAC systems must be extended to the second floor. Depending on your current system’s capacity, you may need upgrades or additions like mini-splits or additional ductwork.
- Insulation and Soundproofing
Without proper insulation between floors, sound can easily travel through the structure. Use spray foam, acoustic underlayment, and resilient channel systems to mitigate this.
Cost Considerations
Costs vary widely based on square footage, design complexity, local labor rates, and material choices. Here’s a rough breakdown:
- Basic Loft Addition: $30–$60 per square foot
- Full Second Story: $80–$150+ per square foot
- Engineering and Design Fees: $3,000–$10,000+
- Permits and Inspections: $1,000–$3,000
Keep in mind that modifying an existing structure can be more expensive per square foot than building it right from the start. Retrofitting includes demolition, reinforcement, and structural alterations that can increase labor and material costs.
Real-Life Examples and Inspiration
Many successful two-story barndominiums showcase innovative design and smart use of space:
- The Lofted Living Room: A soaring ceiling with a lofted library or guest room overhead, accessed by a floating staircase.
- The Upstairs Master Suite: A private, upstairs retreat with its own balcony and spa-like bathroom.
- The Full Second Floor Farmhouse: Traditional layout with bedrooms upstairs, living space below, and an open staircase in the entry.
Search platforms like Pinterest, Instagram, or barndominium-focused Facebook groups for photo galleries and builder recommendations.
Tips for Planning Your Second Floor Addition
Here are a few expert tips to ensure your project is a success:
- Plan Ahead: If you haven’t built your barndominium yet, consider designing with the potential for a second story from the beginning.
- Budget for Contingencies: Always allow for unexpected expenses—especially with structural changes.
- Use Lightweight Materials: Consider lighter finishes upstairs to reduce overall load (e.g., engineered wood flooring, lightweight framing).
- Hire the Right Team: Choose contractors with experience in barndominium builds and steel framing, if applicable.
- Think About Natural Light: Second stories benefit from added windows and skylights, which improve ventilation and ambiance.
Final Thoughts: Is It Worth It?
Adding a second floor to a barndominium is absolutely possible—and in many cases, a worthwhile investment. It provides more space, increases home value, and offers the opportunity to tailor your layout to your lifestyle. However, it’s not a decision to be made lightly. Structural evaluations, budgeting, and professional planning are all essential to a safe and successful project.
If your current barndominium was built with second-story potential in mind—or if you’re designing a new one—it’s well worth considering how going vertical can enhance your home’s functionality and charm.
Need help designing a two-story barndominium? Contact our team of barndo design specialists. We’ll help you evaluate your current structure, draw up new plans, and create a layout that works for your lifestyle and budget.