The cost to convert a metal building into a house ranges from $84,000 to $150,000, with an average of $120,000 depending on size and materials.
Having a metal building, such as a barn, carport, garage, shed, or other outbuilding, on your property means you may have the option to convert it into a house. Before you embark on this hefty job, speak with an official from your municipality to learn the local rules and regulations of such a project.
That's just one of many questions to ask your home builder, should you hire one for the project. Regulations that will affect the legality of the structure will include zoning for specific structures, foundation requirements, insulation and ventilation needs, and rules related to accessory dwelling units (ADUs).
There are essentially two scenarios at play when discussing converting a metal building into a house. In the first case, you already have a metal building on your property that you're considering for use as a home or ADU. The other situation is that you're considering purchasing a metal building or metal house kit to turn into a home.
In the first scenario, the cost considerations are the building's existing foundation and structural integrity. In the other scenario, the cost of purchasing the new building is the primary factor. In both situations, the money involved could be significant enough to rival the cost of building a house from scratch with more traditional methods.
If the foundation under your existing metal building doesn't meet code for a living space, you'll need a foundation builder. Expect the cost of adding a foundation under the building to be between $5,100 and $19,400.
While the size of your metal building-to-house conversion is a significant pricing factor, the cost increases related to greater size aren't always linear. Much of the project will involve mechanicals, in which size is still a factor, but not by as large a percentage. That said, bigger will always cost more than smaller for a house made of similar materials and construction methods.
| Metal Building Size (Square Feet) | Average Price Range |
|---|---|
| 500 | $35,000–$62,500 |
| 1,200 | $84,000–$150,000 |
| 2,000 | $140,000–$250,000 |
Materials are another significant factor when it comes to how much you’ll pay to convert a metal building into a house. Materials often comprise between 40% and 50% of the cost of any construction project. However, because the metal building either exists or comes as a kit, you can likely keep the total material costs toward the lower end of that range.
Because turning a metal outbuilding into a house is a unique venture, your municipality's building permit office will likely have some questions. At the very least, you'll need a detailed set of plans and drawings to submit with your permit application. This is where the cost of hiring an architect is worth it. Expect the price to hover somewhere between $2,000 and $6,600 for architectural services.
Your conversion project may require the service of a structural engineer. If you're purchasing a metal building and hiring a foundation expert to pour the base, your local permit office may accept those details as good enough to issue a building permit.
On the other hand, if you have a metal building on your property to convert, the office may require the signature of a structural engineer on the site plans to ensure the integrity of the planned build. The cost to hire a structural engineer will depend on their level of involvement but will range between $70 and $250 per hour.
The cost of hiring an interior designer for your conversion project will be between $50 and $200 per hour. It may make sense to get a designer's input to help maximize the functionality and aesthetics of your new home, especially if designing an entire house is new to you. However, their service is optional from a legal standpoint.
One of the primary benefits of converting a metal building to a house is that the walls and roof already exist. However, depending on the kit you purchase or the building you have, a small to substantial amount of interior wall framing will be necessary, depending on your design plans.
Existing metal buildings may require interior stick framing for the exterior walls to meet the building code for a home. Additionally, you'll likely want to hire a carpenter for finishing work just before the project is complete. Expect the cost of carpentry services to be between $75 and $100 per hour.
To build a living space, you'll need to install some sort of HVAC system. Metal building kits may include some elements of a system, such as ductwork or a space to install HVAC. However, you'll need to make space for a system in most situations, especially for existing buildings.
Mini-split system installation costs: $2,000–$14,500
Furnace installation costs: $2,830–6,860
Window air conditioner costs: $140–$525
The plumber you hire will be crucial to the success of your conversion project. In most cases, your plumber will need to start by installing a sewer line, followed by a full rough-in of the plumbing systems. Metal home kits may include some ready-to-install plumbing features.
Sewer line installation costs: $1,435–$5,735
Rough-in plumbing for a bathroom and kitchen costs: $1,600–$2,900 each
Installing a sink costs: $220–$645
Shower installation costs: $500–$3,000
Toilet installation costs: $225–$535
Faucet installation costs: $160–$365 each
The cost of hiring an electrician for the many electrical jobs necessary to make your metal building move-in ready will depend on the kit you purchase or the electrical situation in your existing structure.
Running electricity from the road to the house costs: $4,000–$20,000
Running electricity to a detached garage or outbuilding costs: $1,000–$3,000
Outlet installation costs: $130–$300 each
Installing a light fixture costs: $155–$955 each
Installing a dedicated circuit costs: $570–$1,000
The cost to install insulation is highly variable. Regardless of the climate in your area, your metal house kit or existing metal building will need to meet building code standards for insulation. While this fact means different insulation values for different places, most situations require installing at least one or more insulation types throughout the structure.
| Insulation Type | Average Cost Range (Per Square Foot) |
|---|---|
| Fiberglass batt | $.0.30–$1.50 |
| Blown fiberglass | $0.50–$1.10 |
| Cellulose | $0.60–$2.30 |
| Mineral wool | $1.40–$3.10 |
| Spray foam | $1.25–$5 |
| Foamboard | $1–$1.50 |
The cost to install drywall runs between $1.50 and $3 per square foot. That range covers both materials and labor and includes all of the wall surfaces and the ceiling.
Your new home will need some finishing work to make it livable. In addition to some finish carpentry needs, you can choose one or more of several finishing touches.
Painting costs: $2.75–$4.70 per square foot
Wallpapering costs: $315–$820
Tile installation costs: $5–$45 per square foot
Paneling installation costs: $1–$40 per square foot
Because you're building a house, it'll need one or more types of floor coverings. There are many to choose from. You may even consider a polished concrete slab floor to complement the outbuilding vibe of your new home.
| Flooring Material | Average Cost Per Square Foot |
|---|---|
| Polished concrete | $2–$16 |
| Carpet | $3.50–$11 |
| Tile | $15–$20 |
| Wood | $6–$25 |
| Engineered wood | $4.50–$16 |
| Laminate | $3–$13 |
| Vinyl | $2–$14 |
There are several factors to consider when hiring a contractor to take on your project should you choose to skip hiring all of the tradespeople necessary on your own. While the cost to hire a general contractor can add between 10% and 30% to the cost of converting a metal building into a house, most homeowners consider the price worth it for a number of reasons.
Additionally, if you choose not to hire a contractor, the cost to hire a handyperson for some tasks that you're unfamiliar with is a solid investment. Expect to spend between $50 and $150 per hour for handyperson work.
Site clearing, permits, and taxes are among the additional costs to consider when converting a metal building into a house.
If you're purchasing a metal building to turn into a house and placing it on bare land, the cost of clearing the space will range from $1,400 to $6,100 before construction can begin.
If you opt not to hire a building contractor, you'll need to purchase a building permit for your conversion project. If you perform any mechanical work, you'll also need separate permits for each type. Remember that a licensed technician must perform any HVAC installations in most municipalities.
On the other hand, if you hire a contractor or tradespeople, they will generally be responsible for obtaining the appropriate permits and conducting the subsequent inspections.
Purchasing building permits cost between $500 and $3,000 based on a percentage of the project's cost and between $10 and $500 each for mechanical permits.
An important consideration related to converting an existing building or buying a metal building is the effect it will have on your property value. The property value increase will likely result in higher taxes and insurance rates. Discuss the effects with a tax expert and your insurance company to gather cost details.
Remember to consider the cost of financing, in terms of interest rates and monthly payments, for your conversion project if you're borrowing money to make it happen. Also, consider the reduced returns if you're borrowing from an investment account.
Doing much of the work yourself when converting a metal building into a house is possible. However, the amount of work involved is huge. It's also possible to act as your own contractor by hiring and managing each tradesperson for the job.
While the second method is somewhat less time-consuming than doing the actual construction yourself, it requires high-level organization, spending a great deal of time on-site to ensure everything runs smoothly, and meeting inspectors periodically throughout the project.
In some cases, you can even choose a mix between performing some of the work yourself and hiring out the parts you can't tackle. But there's an easier way. We recommend hiring a local home remodeling contractor to perform the job in its entirety. While doing so can cost more money, the time savings and other benefits make up for it. Your contractor will perform all of the following functions:
Obtain and handle all permits and inspections
Hire and pay all tradespeople and subcontractors
Schedule and manage subcontractors
Ensure your new home meets building code standards
Manage problems as they happen
Provide a warranty when the work is complete
Clean up the space afterward so it's move-in ready
Not all metal buildings are good candidates for converting into living spaces. Even if your metal outbuilding is in excellent shape, the cost of putting a proper foundation below it or framing the interior to meet building code can be prohibitive. However, that's not to say going out and buying a new metal building is the least expensive option either.
Cost factors to consider when deciding between repair and replacement include:
The ease and cost of installing a sewer system and new foundation under an existing building.
How much time and materials it will take to bring your existing building up to code for a livable space.
There's no single answer to the questions involved, as every situation is unique. Your architect and structural engineer can weigh in on the cost-effectiveness of repairing an existing building versus replacing it with a ready-made version.
Converting a metal building, whether new or old, into a house is a big project. Consider the following ideas to save money on your project.
Use discounted, upcycled, or recycled materials for your conversion where you can. These items mostly involve interior elements. However, you may find things like a cache of off-color pre-mixed paint at the store that someone couldn't use for sale at a steep discount.
Even if you hire a contractor for most of the work, consider negotiating some discounts if you do some of the work yourself. Excellent DIY options include drywall, painting, and cleanup tasks.
If your metal building conversion project involves adding an ADU structure to your property, you can expect significant investment returns of up to 40%. Additionally, renting the new space can generate income for you and for subsequent owners of the property, increasing not only its property value but also its selling appeal.
However, if the metal building you're converting to a house is your garage, it could turn off some buyers in areas where garage space is at a premium for weather protection.
There's no simple answer to which is less costly: wood or metal-framed homes. In most cases, metal building components cost more than wooden ones, while entire metal buildings cost less than wooden versions. However, regardless of the exterior framing or structure, each must meet similar building codes. This means that the costs are about the same, even considering that wood will require more maintenance than metal over time.
Building a barndominium means converting a barn into a house. Barndominiums are becoming popular as spacious and stylish alternatives to typical housing structures. Old barns that become houses traditionally consist of wooden construction. However, newer structures, such as pole barns, often contain metal exteriors and roofs. Converting a metal outbuilding into a house presents an excellent opportunity to create a barndominium from metal.
