Search for "barndominium kits Minnesota" and you will find a lot of marketing and very little practical detail. Most listings look great in a rendering and get harder to evaluate the closer you look. This guide walks through what a barndominium kit actually is, what it includes and excludes, how kits interact with the 2020 Minnesota Residential Code, and how our team in Kanabec, Pine, Mille Lacs, Isanti, Chisago, and Aitkin counties helps homeowners decide between a kit, a shell package, and a fully turnkey custom build.
What a Barndominium Kit Actually Is
A barndominium kit is a pre-engineered package of structural materials for the shell of a post-frame home. A typical kit includes the treated posts, wooden roof trusses, wall and roof purlins, structural fasteners, metal roofing and siding panels, trim, and a set of stamped engineered drawings for the shell. The kit does not include the foundation, concrete, insulation, mechanical systems, interior framing, drywall, cabinetry, flooring, plumbing, electrical, or exterior finishing details like windows and doors in most cases.
Kits vary widely in what they cover. Some include windows and overhead doors. Some do not. Some include an engineered stamp valid in Minnesota; some do not. Reading the material list line by line is the only reliable way to compare offerings. A price that sounds attractive at first often reflects a kit that is missing items a Minnesota homeowner will absolutely need.
The 2020 Minnesota Residential Code Question
This is where most kit conversations get complicated. Minnesota Department of Labor and Industry has published a specific fact sheet on this topic: barndominiums and shouses are considered single-family dwellings, classified as IRC-1 occupancy, and must be designed and constructed in accordance with the 2020 Minnesota Residential Code ([Minnesota DLI — Barndominiums and Shouses fact sheet](https://www.dli.mn.gov/sites/default/files/pdf/fs-barndominiums.pdf)).
That statement carries real consequences. Building permits are required. A licensed Minnesota residential building contractor is required. The full residential code — insulation, egress, ventilation, energy code, plumbing, electrical, mechanical — all applies. A kit designed for agricultural use is not automatically compliant for residential use. A kit sold in another state may not include engineered drawings valid in Minnesota's Climate Zone 6A or 7 with the applicable snow and wind loads.
What a Kit Includes vs. Excludes
Typical Kit Contents
- Treated wood posts sized for the design snow and wind loads
- Engineered wooden roof trusses (Sherman post-frame designs always use wooden trusses, never metal)
- Wall girts and roof purlins
- Metal roofing and siding panels, trim, closures, and screws
- Structural fasteners and connectors
- Stamped structural engineering drawings for the shell
- Sometimes: overhead doors, walk-in doors, and windows
Typical Kit Exclusions
- Site work, excavation, and driveway
- Concrete: footings, piers, and the interior slab
- Insulation, vapor retarders, and air-sealing details
- Interior framing, drywall, and finishes
- Plumbing, electrical, HVAC, and appliances
- Cabinetry, flooring, trim, and paint
- Building permits, plan review, and inspections
- Any items required to bring the shell into compliance with the 2020 MNRC that are not already in the kit
The proportion of total project cost captured by the kit is often much smaller than homeowners expect. In many Minnesota barndominium projects, the shell is a meaningful but not dominant share of total delivered cost. Site work, foundations, interior finish, and mechanical systems consistently drive the biggest cost swings.
Kit vs. Shell Package vs. Turnkey Custom Build
A True Kit (DIY or Owner-Builder)
You order materials, coordinate delivery, and either erect the shell yourself or contract that portion separately. This can work for experienced owner-builders with time, appropriate equipment, and a licensed general contractor of record for the residential portion. It rarely saves what people expect it to save once the code path, financing complications, and coordination time are accounted for.
A Shell Package (Erected by a Contractor)
The contractor delivers and erects the shell — posts, trusses, roof, and siding — on a foundation the owner provides. Interior finish is arranged separately. This is popular with buyers who plan to finish the interior themselves over time, though the code path for occupancy still requires the residential portion to meet the MNRC.
Turnkey Custom Build
One licensed residential contractor delivers a finished, code-compliant barndominium: site work, foundation, shell, insulation, mechanicals, interior finish, and final inspection. Financing is typically simpler because there is one contract and one warranty. This is what most Minnesota barndominium buyers actually want once they understand the full project scope.
Financing a Barndominium Kit in Minnesota
Lenders treat barndominiums the same way they treat any other single-family dwelling. That means construction and permanent financing requires a licensed residential contractor of record, stamped drawings, a certified appraisal, and evidence the finished structure will meet the 2020 Minnesota Residential Code. A kit-only purchase, funded by an owner directly with no residential contractor involved, is very hard to finance on standard mortgage terms. Some buyers use cash, land equity, or short-term construction lending, then refinance once the home is complete and appraised.
Where Kits Make Sense — and Where They Don't
Kits work well for buyers who have a specific set of conditions in place:
- Owner-builder experience, real time to run the project, and the equipment to handle materials safely.
- A licensed residential contractor of record willing to sign off on the residential portion and shepherd inspections.
- Financing arranged that does not depend on a single-source construction loan.
- A site with clear soil conditions, code path, and utility access already resolved.
- Realistic expectations about the pace of a partial DIY project through a Minnesota winter.
For most Minnesota buyers who want a home to live in within a defined timeline, a shell package or turnkey custom build ends up being the better path when the total delivered cost, code path, and time-to-occupancy are compared honestly.
What Drives Barndominium Kit Cost in Minnesota
- Building footprint, roof pitch, ceiling height, and post spacing.
- Ground snow load and wind exposure for your county — northern counties typically design for higher snow loads.
- Metal panel gauge, coating warranty, and color selection.
- Whether windows and overhead doors are included.
- Delivery distance from the manufacturer to your site.
- Whether stamped engineering is included and valid in Minnesota.
A phone quote for a barndominium kit before a site visit and code review is a guess. Every one of these factors changes the number, and none of them are visible from a website form.
Frequently Asked Questions
Are barndominium kits allowed in Minnesota?
Yes, but the finished dwelling must comply with the 2020 Minnesota Residential Code and a licensed Minnesota residential building contractor must be involved for the residential portion ([Minnesota DLI](https://www.dli.mn.gov/sites/default/files/pdf/fs-barndominiums.pdf)). A kit sold from out of state is not automatically compliant — the engineered drawings must reflect Minnesota snow and wind loads and the required MNRC design details.
What is included in a typical barndominium kit?
Treated wood posts, wooden roof trusses, wall and roof purlins, metal roofing and siding, trim, fasteners, and stamped engineering for the shell. Kits typically do not include the foundation, concrete, insulation, mechanicals, interior finishes, or permits.
Can I save money buying a barndominium kit and building it myself?
Sometimes, but often less than expected. The kit is a smaller share of total delivered cost than most homeowners assume. Site work, foundation, mechanicals, and interior finish are usually the biggest cost drivers, and none of those are included in the kit. Owner-builders also need a licensed residential contractor of record for the dwelling portion in Minnesota.
How long does it take to build a barndominium from a kit?
Shell erection is often four to eight weeks depending on the size and crew. Total time to a livable, code-compliant dwelling is typically six to twelve months from ground-breaking, driven mostly by foundation work, mechanicals, interior finish, and inspection timing.
Do barndominium kits meet Minnesota code?
Only if the stamped engineering was prepared for a Minnesota site under the 2020 MNRC with appropriate ground snow load, wind exposure, and frost depth per MN Rule 1303.1600. A kit sold under "agricultural" specifications is not automatically valid for a residential dwelling.
What is the difference between a barndominium kit and a shell package?
A kit is a bundle of materials delivered to your site — you or a contractor you hire assemble it. A shell package is a bundle of materials plus erection by the seller's crew — you receive an erected shell on your foundation, ready for interior finish by others.
Compare Your Options Before You Buy a Kit
A barndominium is a substantial project and the kit question is worth thinking through carefully before any deposits are placed. Sherman Buildings is based in Mora and serves Kanabec, Pine, Mille Lacs, Isanti, Chisago, and Aitkin counties. We are happy to walk your site, review your goals, and give you an honest comparison of what a kit, a shell package, and a turnkey custom build would actually mean for your project. No pressure — just a straight conversation.
