Barndominium Addition



  • Sheet rock is all done. They shot the texture today and are supposed to come prime tomorrow. We have had excellent weather for it with very low humidity numbers. It must just be me the second day they showed up and didn't have any screws so off to town we go. Other than that it's going good.
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  • We caught some really good weather and the sheetrock guy finished painting last Tuesday. I called the ac contractor and got him back out here and by Thursday they had the unit running. They installed two return air ducts but the unit is starving for air so they had to do some thinking and were supposed to return this Monday but never showed. I finally broke down and called yesterday and was promised they would be here today at 10:30 and do something with the return air. Now it's 37 degrees and raining and they haven't shown yet and it's fine with me they will just be tracking mud everywhere. It's supposed to drop down in the twenties gradually over the weekend but we can run the heat just sounds like a jet engine in the room. I spent most of one day putting ceiling fans together and light fixtures and boy was that fun. Clumsy fingers don't operate like they used to and cheater glasses are necessary. I moved on to putting receptacle and switch plates on to discover the cut outs for the new work boxes were either too large for standard plates to cover or they were too small and the boxes were trapped behind the sheetrock and the nails were bent making a mess of everything. I normally have to shim a couple of outlets to get them flush but every last one in here has to be worked on and I have a bunch I like plenty of plugs. I couldn't find any mid sized covers locally so I had to order them and are just about through straightening them up. Something to do on a rainy day.
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  • I put some led lights in too. Man they are bright.
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  • The ac guys got here a little late yesterday and they got the other return air in and changed the fan settings to adjust the air flow and got all the noise out of the system. We will be putting the heat pump to the test the next few days the forecast is freezing rain then maybe some snow then clearing and dropping into the teens around Tuesday and remaining cold next week. I have a feeling we will have to use the strip heat and disable the heat pump. Maybe not they have come a long way since I last bought one of these things. I originally planned to build the bathroom cabinets but I got a bid on the counter tops and also the cabinets from the same place. I pretty much talked myself out of hustling materials and bringing my tools out of storage to build them also the hassle of finishing them. We're getting a bit anxious to finish this up and move some furniture in. At this point saving a few hundred bucks just isn't worth it. We have a flooring guy coming shortly and have vinyl plank that matches the other room in the addition and once that is done only the tub enclosure is left and the same guy is doing that as well. Tile should be here this week maybe he will start in a few days.



  • https://www.lowes.com/pd/Hubbell-3-Pack-2-25-in-W-x-4-25-in-L-Silver-Steel-Wall-Plate-Spacers/1000049853

    I have used these many times. They can help correct sloppy electrician/drywall guys.



  • @dddoo7 I saw some of those at the local Ace and I used something similar one time that was a box extender. They are good if something drastic has happened like another layer of dry wall and tile. I had a few outlet shims in my electrical bag and ended up ordering four more packages. They work ok but three is about all you can stack then the screws are too short. I have seen lots of receptacles held in with drywall screws when this happens.





  • Shims for sure work too. I used to carry around 1/2” cpvc and a pvc cutter to make custom shims.

    I have had to use drywall screws several times to reach the box. Not my doing, but fixing others doings. Lol.



  • @dddoo7 Hey, watch it! I was the electrician. Just kidding. I was so careful nailing the boxes in I used a piece of 1/2" plywood to gauge the boxes and a palm nailer to drive the nails in perfectly straight. If one was tilted I wedged it until it was straight. It's done now I can quit griping I have to clean out a cat 5 plug that somehow got paint in it and it was taped off. Probably need to put a new plug on the cable but I gave away my cat 5 crimper like an idiot. Internet guys wired these up for me.



  • Time for an update. The flooring guy showed up and glued some vinyl plank down and his son did our shower/bath tub enclosure last week also. I bought trim and started painting it while they were working and I got most of it nailed up over the weekend and almost finished today. I still have to caulk and touch up the nail holes that takes more time than fitting and shooting nails. The tile guy will come back hopefully this week and install a towel bar and do some flexible caulking around the junction where the tub meets the tile. I hope he doesn't crack a tile I chickened out doing the bar install. Cabinets are coming in from Alabama this week maybe in a couple of weeks we can move some furniture in.
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  • @bigfoot A couple more pics.
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  • @bigfoot Been watching all of the work very nice. I have a few questions to ask if I may? I am wondering if you had to start over would a barndo be the go to? I also see you put flooring in and not just stained concrete is there a benefit to adding flooring? On the insulation in ceiling is this open or closed foam? And the walls? Is it as energy efficient as they say? I also see you are doing a lot of the work (very nice by the way) but if you had to guesstimate what a square footage price on a barndo might be could you let me know please. Sorry for all of the questions. I just purchased a 17 acre plot of farm land in east Tenn (Jonesborough) and the wife and I have been looking at barndos a lot. We plan to relocate to east Tenn when I retire roughly 5 years and we would like to put a barndo on the front part of property to use as a vacation spot, live in when main house built and to eventually rent as air bnb. Looking at a 2 bedroom 2 bath around 1500 square feet and 1000 square feet of shop space. Any wisdom would be greatly appreciated. Thank you Tom
    ps sorry for all the questions.



  • @tpk936 Feel free to ask me anything I am an open book when it comes to stuff like this. I will answer in the order you asked so here we go.
    If I had to start over yes I would go a barndo. As a matter of fact we were going to have our old house here on the ranch moved and have one built. I contacted Texas Barndominiums over a year ago and looked at some plans but we never had a sit down meeting to cover costs and degree of finish heck I hadn't even sold my place on the coast yet. If you mess with YouTube check out their video's that Erik Cortina does for them. He is on their team and does the concrete work and runs some of the jobs I'm not sure if he owns Texas Barndominiums outright or is an agent for them. Anyway he is who I contacted through the company and had a few e-mails back and forth from his wife. They only work in Texas and a hundred mile radius around his home town of Floresvllie. There are many reasons I like this type of building for a home really too many to start going into detail.
    I put in vinyl plank because the concrete wasn't prepared adequately for a stained floor and the new part was already stained up from equipment being stored in it. I guess we could have gotten it polished or cleaned somehow but we did the planks. My house I sold had stained floors and I will put a picture in you can see what mine looked like. They weren't as good as Erik and his crew does but I really liked them although a bit slippery. Easy to maintain. It was also sawed to look like tiles on diagonal and was done for two dollars a square foot back in '09.
    The insulation is open cell and is not only on the underside of the roof deck but in the ceilings and walls. Against the metal it is average five inches and three inches in the studded walls and five inches in the ceiling joists. It is very air tight believe me. You can't hardly slam a door with the windows shut. We also sealed around the windows prior to the foam because the foam isn't for waterproofing it will absorb water so you have to seal ahead of it. The inner walls have fiberglass bats for sound insulation. When you insulate with this stuff the a/c system needs to be sized accordingly I hope the guy that did mine hit a home run if it short cycles I will have a humidity problem.
    Yes I am doing some of the work myself and that is another positive thing about these builds. This is where they are more affordable but if you don't have the skills or tools or your time is more valuable elsewhere you are at the mercy of the contractors you hire. If you self contract you can shop around but some financing won't allow that so going through a builder like Texas Barndominiums is the best option. Use someone that is familiar with this concept they will save you money and grief in the long run. The metal structure is probably the easiest to come up with a square footage cost it's the bells and whistles that really add up when you customize the interior. Someone like Mueller Building Systems can do estimates and have lots of plans or you can hire an architect that specializes in metal buildings. Texas Barndominiums has some floor plans you can look at on their site. It's open floor construction and walls can be placed anywhere you like on single story since there are no load bearing walls. Concrete work runs from $9.00 a square foot and up nowadays the rest of it I would only be guessing prices I will have the cost on this remodel in a couple of weeks and I will know more then. I will go out on a limb and say you might squeak by at around $160.00 a square foot turn key on a new barndo if you don't go overboard. Do some of the work yourself and it goes down. Another great aspect is the outer shell goes up quick and the elements don't affect it like a stick house when it's being built.
    When you have time check out the video's Cortina puts out he has done some exactly like you describe but don't waste your time asking how much they never divulge that information being they are all custom. They won't even tell the location and have quit doing open house tours here. My house I sold really wasn't a barndo it was a metallic building made into a dwelling so the appraiser said.
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    The den and stained floors:
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  • A few pictures of the interior of our place we sold. The master bath and bedroom had vinyl plank and tile the rest of the house was stained concrete. We had one a/c system for the master bed and bath and one for the rest of the house because we made the garage into the master area.
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    Another view of the den area:
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  • @bigfoot Thank you for the reply really appreciate the information. I have seen Texas Bardominiums on line. My wife is the one who really discovered the concept and hooked me in. Do like the stained concrete. Maybe I can talk my brother in law into some work. He has amazing skills and had shells put up and finished insides himself on last two house. They were not barndo's but traditional houses. I will share your info with the one I try to keep happy. I am sure I will reach out again and I thank you for all the information, very helpful.
    Thank You
    Tom



  • I've made a little progress in the past week still no cabinets for the bathroom. I think it's been seven weeks since we ordered them. I sprayed some polyurethane on the sliding door that is in the bedroom and still have one more of the same variety that is hinged for the bathroom door. I'm waiting on the cabinets before I hang it. I followed the directions perfectly that came with the barn door hardware and still had problems with the bolt heads hitting the door trim. The stand off's that came with the rail were about 1/8" too short so I had to counter sink the bolts a little so it would open without dragging on the trim. I'm pretty sure I needed to mount this thing on a header board now that it's done. Yesterday I finished up the closet shelving and hanging rods for my wife's stuff and she's already filling it up. Today I have two televisions to hang on brackets and see if our new digital antenna works. We don't have Direct Tv or anything like it but get all we want for free. We watch a little Amazon Prime with the wireless internet that actually works pretty good. I'm not much on television stuff we watch mostly the old shows we had when I grew up. If I could get this bathroom done that should just about be it for this phase.4fCFv1h.jpg
    Looks a little better trimmed out.
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  • A couple more.
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    I added a lower hanger rail after this picture was taken.



  • Those sliding barn doors are terrific ... space saving and all. I'm thinking late Spring/early Summer might be a time for a housewarming ..... brisket, sausage, pot of beans, coleslaw, something cold to drink!!! You've got a fine looking place there built with pride. Good going!!



  • @buddhaman We had five pocket doors and one sliding door in our other house they save a lot of space but are a pain to install correctly. A busted pocket door will deal you plenty of misery. The one that closes off our bedroom will stay open most of the time we might close it if I have a guest and need privacy. The ac system doesn't like it closed there's no return air on the other side of it kind of creates a suction. Thanks for the comments this will probably be my last go at building a nest. Every home we owned we had a hand in building them. Nothing fancy just a place to live. Back when I was a kid my dad tore down an old chicken house and we moved it to an island in Barroom Bay on Big Bayou then rebuilt it and it was our fishing camp. It made it through numerous hurricanes and tropical storms nothing but memories left now. Our boat got swamped in a bad norther one time and we were stranded there for a few days but had some food and water and finally caught a ride in with a net fisherman after the tide came back up. The first night the tide came up and all the rats on the island tried to get in the cabin with us and I gigged rats with a flounder gig by lantern that night. I wonder if any of these snowflake kids today would tolerate stuff like that?



  • @bigfoot Honest stories only a true outdoorsman could come up with. I'm hoping you and your Dad put a spanking on those legendary Matagorda specks!!! I built overnight housing inside a boathouse years ago and after our first night down there, my best friend sworn he'd never return in fear of the rats gettin' him ..... and he was right!
    Getting to your air flow restriction, consider obtaining 2 non filtered vent grills, cut a vent hole through both sides of the slider door, and install the grills on each side. BUT, before you do so, make sure that the grills won't protrude too far away from the flushness of the door, not allowing the door to slide back inside the pocket. It may not be the prettiest but it will provide you with comfort in that enclosed room with return ventilation when you require privacy. And in reality, a six to eight inch crack in the door will provide you with sufficient air flow.
    And yes, snowflake kids .... my views are that this country has done itself and its' citizens a grave disservice by not demanding from many years ago that all citizens participate in some form of service towards our country and society as a whole. If anything, these participants in time will gain a feeling of pride and commitment towards the wellbeing of our country. Two years of an individuals' life is not creating an undue burden when viewing the benefits of living a lifetime in our great country. Something's gotta give cause these latest generations have no clue on how to support not only themselves but society in general as these youngsters grow older. My gut tells me that a lot of these problems stem from lack of ownership .... ownership in housing, in a vehicle .... ownership in being able to support their basic needs in life, and ownership in financial freedom. A life without responsibility results in the daily ebb and flow of that individuals' whims.
    But hey, you seem to have a plan well in place with a wonderful setting and family life, a well structured introduction to life through the Blessings of your parents, and you don't seem to be burdened with the negative aspects that life may present .... and in doing so, are Blessed with a happy life. I wish you well my unknown friend in hopes that you continue to have success with God's Blessings. And as you already know, Texas is less than spitting distance from Heaven!



  • One more step closer to being finished. The bathroom cabinets showed up Monday and got set without any problems. The two guys that did the installation were very good this is the second time I have used this company and have no regrets. It was worth the wait. I got the sink glued in the hole later that day and got it plumbed but had to pull the drain apart the seal between the bottom of the sink and the tail piece leaked no matter how tight it was. I shoved some plumbers putty between the cone shaped gasket and the sink and cranked it down. Never had one leak before but the putty stopped it. Yesterday I had the pleasure of hanging the bathroom door which I hate doing and have the door in the shop getting clear coated. two more coats and I am through. We even managed to make 25 links of sausage.

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  • Looks like you are close to getting the place finished!

    Plumbers putty never ceases to amaze me. Some now use rubber gaskets or silicone in place of the plumbers putty, but neither will outlast good old plumbers putty. When it is done right, 50 years later the plumbers putty will still be leak free.

    Sausages look really good too.



  • @dddoo7 I think it was leaking between the threads on the tailpiece and the cone gasket. The drip was forming on the brass nut and washer. I tightened it until it squeaked I was afraid of cracking the porcelain well in the bottom of the sink where the overflow empties into. Pretty sure the putty squished up into the holes so the overflow won't work. Hope nobody leaves the faucet on and walks off. Plumbers putty and butyl rubber. Good stuff to have in the tool box. I have been having real fun today installing cabinet door pulls and grab bars around the tub. That sausage won't last long every time I fire up the BBQ pit a couple come out of the freezer.:)



  • I got the pulls on the bathroom cabinets and hung the dreaded door also a bunch of towel and grab bars around the tub. It took me about two hours to hang the door I'm just not good at it or maybe I am too particular. I started a new project Thursday and one more day and I will have it finished. Still have to build the platform that attaches to the trolleys that run in the rails. I mentioned earlier I was going to have a dumb waiter installed by the guy that built my building nut he's busy so I just did it myself. It's kind of a mini freight elevator to hoist all the plastic totes we have junk stored in to the loft in the shop above the new addition. Try to free up some room in the main house and the shipping container I bought is maxed out with tools from my other shop. I am really thinking about selling them I doubt I will ever do any more boat work out here in south Texas 200 plus miles from the gulf.
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  • I finished the lifting platform for the garage elevator Monday and yesterday we started moving storage totes to the loft. The original plan was to make it out of square steel tubing but I had enough 2x4's to make a wooden one and with the use of gussets and bracing I built one that has a capacity to do what I want. I won't be lifting any engine blocks or safes just plastic totes that weigh about thirty pounds average loaded. I don't have any children running around and the control stays on the loft so curious hands stay off of it unless they want to climb the ladder to the loft. They do make a free fall preventer if the hoist fails I might look into one of those but for now I am the sole operator so if I stand under it and it falls on me shame on me. Two weak spots with the lift. First the eye bolt. It's an bent eye type with a 200 pound rating but a forged one would be bullet proof I did put a safety chain around the lifting beam. Second, the space on the side columns between the top gusset and the middle knee brace. That could be solved with a top brace or beefing up the columns.
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  • Now that the inside is mostly done I have been working on the shop area. This week I built twelve feet of upper cabinets out of Chinese Birch. I have some left over paint so I am going to put a coat of paint on them. Yippee, my favorite past time. Painting:(
    I should be able to get my brass stored in one section and unpack some more reloading stuff. I was contemplating building a bench beneath the cabinets but it's pretty cramped in there and hot also. I will be setting up the scale in the air conditioning and come out into the shop to seat bullets or use my Wilson seat dies for the few calibers I have Wilson dies for inside the house. I finally bought a nice arbor press for them and it's not too difficult using them.
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  • Nice cabinet boxes. Should have had you come build mine. ;)



  • @orkan I have seen the images of the inside of your reloading space it looks pretty sharp with the beaded paneling. This stuff is not too good those pieces look like water marks but it's just the ugly side of the sheets. They are proud of it I used to pay thirty dollars or so a sheet for Chinese Birch and this stuff was almost fifty and not very good. Baltic Birch is great stuff I would be afraid to price it now a half sheet is probably a hundred bucks. I slapped a couple of coats of paint on the outside and they look a lot better I might splurge and spray the inside with some acrylic sealer.



  • @tpk936 I finally added up my receipts for this addition. As close as I can figure it came to $59.00 a square foot. Bathrooms and kitchens drive that price up considerably I only had one small bath thank goodness. We kept it pretty simple all vinyl plank on the floors and a laminate countertop for the vanity. The tub enclosure was a little on the expensive side with tile work. Keep in mind the structure was already there so the cost per square foot is only the 30 x 15 living space and this does include the larger a/c unit for the total living space of 30 x 35. A/C was a little over ten grand. Right now is a terrible time to even think about building I understand materials have taken almost a 40% increase in the last month if you can get them. I'm glad I am done to tell you the truth.



  • @bigfoot Thank you for the update. I am sure I will have more questions down the road. Step one is complete, I purchased almost 17 acres in Johnson City Tenn. So I will continue to research and hopefully start my Barndo next year. Awesome work you did by the way. Thanks



  • @tpk936 There's rumors the material prices will stabilize but right now they are definitely up. My neighbors grandson is running commercial building jobs in The San Antonio area and he told me they have sometimes six week delivery on sheetrock and steel studs. He said the same thing about the increase in material costs almost day to day changes. We ordered a new bed and was guaranteed three weeks delivery and we are over seven weeks so far.



  • @tpk936 Building folks I've talked to expect a return to normal sometime toward the end of 2022.



  • A friend of mine is building a new house in a 55 years and older gated community with all the bells and whistles of those neighborhoods this year. It's in eastern Texas in Montgomery County and I don't think they have even started it yet but he contracted it a month ago. I'm anxious to see what the sq. ft. cost of it is and the maintenance fees. I just don't know if I could live in a situation like that I can't afford it anyway. I had our insurance agent out this morning to take pictures of our addition and rewrite our policy now that we are through. Their sq. ft. evaluation is at 200 dollars per so I'm guessing my policy is going up if I want it. One of the reasons I left the coast was the windstorm insurance I guess you just can't win. To top it off there was a massive hail storm about twenty miles from us last week I would hate to see what six inch hail stones would do to 26 ga. steel. He showed me some pictures of composition roofs with holes pounded through them from these flying boulders of ice.



  • @bigfoot All things considered, you picked a better time than later. Get ready for inflation to ramp up shortly and cost us all an additional 20%. Very nice job!!!!



  • @bigfoot Congratulations! Really nice job and you beat the heck out of the going rate to boot.

    We "only" had 2" hail in last Wednesday's storm, could have been worse, the Doppler showed tornadoes mixed in with the hail. First indication that we had that weather was coming was when ice balls started hitting the living room floor! I sure as heck wasn't going out in that to try to pull the trucks under a tree. All up, looks like a new roof and two trucks off to the body shop. The lines for roofing and body shop are both on the order of a month or more.

    As far as building material prices coming back down; don't bet on it. The Feds are printing trainloads of new fiat currency. By this time next year we may all have to move to Venezuela for the more stable currency there.



  • Yep, we might need a wheelbarrow to carry enough cash around to buy a loaf of bread at the rate they're printing it. My Farm Bureau agent showed me the pictures of one of the tornadoes it didn't look like a F1 to me it was pretty darn big and just went east of Hondo. There was three in that massive thunderstorm that went straight up 90 into your neighborhood. I was sweating it for sure and it never crossed 35 but sure nailed Hondo and a couple of other towns. Then they got a second dose a few nights later. We only got a slight mist the night of the big one and finally got about an inch the second go around. The real storm is going on down at the border but I ain't getting into that yesterday we got passed by a Border Patrol van going into Pleasanton and when we pulled up to the light across from the Sheriffs Office they had a gang of illegals laid out on the ground. They coyotes have been driving through ranches with car loads down here where we are almost 100 miles from the border. Neumann ranch got hit a couple of weeks back by two runaway trucks hauling people I don't think they ever caught them and right after that two car loads flipped on 140 after flying through a fence running from the cops. This is all within ten miles of my place. I said I wasn't bringing it up so how's that 52 working out? Sorry I never got back to you about the shoot I have been doing lots of stuff.



  • @bigfoot : Glad you missed the weather! The adjusters have had their say. Now we’ll see what it really costs to repair.

    The new to me Winchester 52D runs like a Swiss watch now that I have the rear sight working. The Buck Rogers stock needs a little adjusting so that it holds the rifle correctly and the accessory rail is at the correct depth. No rocket science, just a steady hand and a lot of scraping. It also needs a rest bar that’s easily attached and removed. Again, not rocket science but as I seem to have no suitable materials at hand...

    When you get some of the list whittled down, give me a holler.