Barndominium Services in South Carolina
Nine ways to get a barndominium out of your head and onto your land. The real choice is not which building type, it is how much of the work you want to carry yourself. Start there and the rest follows.
How much do you want to take on?
Almost every barndominium conversation starts in the wrong place, with square footage. This is the question that actually sorts the options, and it is worth answering honestly before anyone draws anything.
Drawings only
We design and engineer, you take the sealed set to whichever builder you like. You carry the schedule and the risk, and you keep full control.
Kit or shell
Engineered structure delivered, erected by you or by us. Common where an owner has trades in the family, or time and a tractor.
Turnkey
Raw lot to certificate of occupancy under one contract. One schedule, one point of contact, one party answerable when an inspector has a question.
Everything we draw is sealed for the criteria that apply at your address
South Carolina sets one code for the whole state. S.C. Code § 6-9-10(A) requires every municipality and every county to enforce the Building Codes Council's codes, and to enforce only those. What the state does not set is one number. Regulations 8-1202 and 8-1203 replace the residential code's wind and seismic provisions with the Council's own county maps, and those are contour maps — the Council's Charleston County map alone carries wind lines at 140 and 150 mph and seismic labels from C through D2. Eleven of the forty-six counties have no Council-approved map at all, which is its own answer and has to be handled rather than guessed at. A set drawn to somebody else's numbers is the wrong set for your parcel, whether you are buying a kit or a whole house.
Already know how much of this you want to hand over? Start there and we will scope the rest.
All 9 services
Each page covers what the work involves, the four stages it runs through, and what actually moves the price on that particular job.
Turnkey Builds
Barndominium construction from raw land through to occupancy: one contract, one schedule, one party answering the building official.
Read morePost-Frame Homes
Post-frame built as a dwelling under the South Carolina code, with a straight answer on the farm-structure exemption.
Read moreMetal Homes
Metal-clad homes detailed for South Carolina’s termite rules, which restrict foam plastic below grade in a very heavy termite area.
Read moreSteel Construction
Red-iron and cold-formed steel framing, engineered to the wind and seismic values your county’s Council map actually carries.
Read moreBarndominium Kits
Engineered shell packages for South Carolina land — open construction under the state’s own definition, and therefore not a modular building.
Read moreCustom Plans
Barndominium plans drawn for your parcel and sealed at the point where South Carolina’s engineering exemption stops applying.
Read moreShouses
Shop and house in one building — which South Carolina governs as one structure, because the shop is attached to a residence.
Read moreSite Preparation
Soil evaluation, clearing, pad, drainage, well and septic — in the order South Carolina’s own regulations require them to happen.
Read morePermitting & Engineering
Sealed structural engineering and the permit that rests on it, from submittal through the inspections to a certificate of occupancy.
Read moreNot sure which of these fits? Start your plans and we will tell you which route your project actually wants.
Not sure which one you need?
Most people are not, and that is fine. Tell us about the land and roughly what you want on it, and we will tell you which of these actually applies. That conversation costs nothing.