Barndominiums in Sheridan: Design, Codes, and Costs

Thinking about a barndominium in Sheridan but not sure where to start? You want space to spread out, room for a shop or garage, and a smart build that stays on budget. This guide walks you through design choices, local codes, permits, costs, financing, and a simple checklist tailored to Sheridan and Hamilton County. Let’s dive in.

What a barndominium is

A barndominium is a barn-style structure finished for full-time living. It can be a steel-frame or post-frame shell with a residential interior, or a hybrid wood and steel design. People love the open floor plans, quick shell erection, and flexible workshop space. Trade-offs include insulation and condensation control, code and zoning checks, and financing that may take extra documentation.

In Sheridan, you’ll find in-town parcels and surrounding rural acreage where these homes are often considered. Whether a barndo is allowed as a primary home depends on the parcel’s zoning and the town’s permit process. Start on the town’s Planning and Development page for the UDO and permit packets so you know what applies to your property. Visit the Sheridan Planning & Development resources to review the UDO and permit steps before you design or buy land: Sheridan Planning & Development.

Can you build one in Sheridan?

Zoning and the UDO

Your first stop is the zoning for your specific parcel. The Sheridan Unified Development Ordinance (UDO) and zoning map determine where a dwelling like a barndominium is allowed, and whether you need a conditional use or variance. Review the UDO and then confirm details with the town’s planning staff: Sheridan UDO in the code library.

Building permits and plan review

Expect to apply for an Improved Location Permit and building permit with construction drawings, site plan, and system specs. The town provides packets and a fee schedule on its Planning & Development page. Organize plans early so plan review goes smoothly: Sheridan Planning & Development.

State residential code

One- and two-family homes must meet the Indiana Residential Code. That drives structural, mechanical, electrical, plumbing, and energy requirements. Confirm current editions and any state amendments during plan review: Indiana Residential Code overview.

Septic, wells, and county items

If you are outside town utilities, the Hamilton County Health Department handles septic and well approvals. Soil evaluations, system sizing by bedroom count, permits, and inspections are common critical-path items: Hamilton County Sewage Disposal Program.

Driveways, taps, and access

New driveways, sewer or water taps, and encroachments may require approvals. Coordinate with the town for in-town parcels and with the county for rural sites. Start with the town’s Planning & Development page to avoid delays.

Design choices that affect approvals and comfort

Shell and foundation

Metal building kits, post-frame shells, and conventional framing can all work. For a primary residence, you will need a permanent foundation that meets local design criteria. In Hamilton County, the state table lists a typical frost depth near 30 inches and a ground-snow load of 20 psf. Your foundation and footings should be engineered accordingly: Indiana admin code table for design criteria.

Insulation and condensation control

Metal shells need a clear plan for moisture control and thermal performance. Closed-cell spray foam, insulated panels, or a continuous thermal and vapor barrier with ventilation can work. Your plans should document R-values and energy compliance for review under the state-adopted energy requirements. See the state’s energy code status here: Indiana energy code status.

Mechanical and layout

Large open rooms plus an attached shop or garage can change HVAC sizing. Zoning your system and planning supply and return runs for big volumes will help comfort and efficiency. If you are remote, budget for longer utility runs or backup power.

Access and fire safety

Driveway design, fire apparatus access, and distance to hydrants matter. In-town parcels with municipal water can simplify fire-safety considerations. For rural sites, talk with the town and plan for access that meets UDO expectations: Sheridan UDO reference.

What it costs in Indiana and where money goes

National and state guides put total finished barndominium costs roughly between 60 to 160 plus dollars per square foot, depending on finishes, foundation, and site work. Shell-only metal kits may be quoted far lower per foot, but interior build-out and systems drive the real total. Use these as planning ranges, then verify with local bids: Indiana barndominium cost ranges.

Budget separately for site items that often move the needle:

• Septic system based on soil and size. Hamilton County requires soil tests, design, permits, and inspections: County septic program.
• Private well and water testing if not on town water.
• Driveway, culvert, and road access improvements.
• Utility taps in town or long electric runs in rural areas.
• Kitchen, bath, and finish level, which can significantly raise per-square-foot costs.

Pro tip: Get at least three local contractor bids and one from a metal-building supplier. Price and capability vary widely.

How to finance a barndo

Construction-to-permanent or two-stage construction loans are common. Lenders usually require stamped plans, a licensed builder, a line-item budget, and a clear path to a code-compliant, marketable home. Work with lenders who know custom and non-standard homes: practical lender overview.

Options to ask about:

• USDA Rural Development for eligible rural parcels that qualify for the program: USDA context for barndominiums.
• FHA or VA in some cases for finished residences that meet program standards, depending on the lender.

Start financing conversations before you buy land or order a kit. It can save time and rework.

Timeline at a glance

• Permits and site approvals: a few weeks to a few months depending on zoning and septic or well approvals.
• Shell erection after slab or footings: days to a few weeks.
• Interior finish and systems: several months based on scope and labor. Projects with significant grading, long utility runs, or special inspections usually take longer.

Sheridan barndominium checklist

• Verify parcel zoning and allowed uses in the UDO, then confirm with the town: Sheridan UDO.
• Download the ILP and residential building permit packets and fee schedule: Sheridan Planning & Development.
• Order a soil evaluation and begin septic permitting with Hamilton County if you are not on sewer: Septic program.
• Confirm water source, driveway approvals, and any utility taps with the town or county.
• Choose your shell approach (metal kit, post-frame, or conventional), and collect three local bids plus a line-item estimate.
• Talk to lenders early about construction financing and documentation requirements.
• Build a clear insulation and condensation plan that satisfies the state energy code.

Ready to explore land or a build?

If a barndominium fits your lifestyle, the next step is matching the right parcel with a clear permitting and build plan. If you want a hands-on guide who understands construction and local process, reach out to Josh Keen to talk sites, budgets, and next steps.

FAQs

Can I use a metal or post-frame building as my primary home in Sheridan?

• Possibly, depending on your parcel’s zoning and the town’s UDO. Confirm allowed uses with planning staff and follow the town’s permit packets.

What permits do I need before breaking ground in Sheridan?

• You will typically need an ILP and building permit with plans, plus septic and well approvals if not on utilities, and any driveway or tap approvals.

What foundation depth applies in Hamilton County, Indiana?

• Plan for a permanent foundation with frost depth near 30 inches and a ground-snow load around 20 psf, then confirm with the local building official.

How much does a Sheridan barndominium usually cost per square foot?

• A conservative planning range is about 60 to 160 plus dollars per square foot, plus separate site and utility costs, with actual numbers set by finishes and site conditions.

Which loans work for barndominiums in and around Sheridan?

• Construction-to-permanent loans are common, and some borrowers use USDA, FHA, or VA depending on eligibility and lender policies.

How long does the process take from permits to move-in?

• Plan for several months overall. Permits and site approvals can take weeks to a few months, shell erection is relatively quick, and interior finish-out drives the remaining timeline.