Old Barns: Repair It, Repurpose It, or Tear It Down?

An old barn can be one of the most impressive buildings on a rural property.

It can also be one of the most expensive.

Drive through rural Canada and you’ll see barns that have stood for a century or more — timber frames, fieldstone foundations, hand-hewn beams and massive roof structures built long before modern equipment existed.

Some are still doing exactly what they were built to do.

Others lean slightly more every year, lose another sheet of roofing during every windstorm and quietly deteriorate while the owner tries to decide what to do with them.

Eventually almost every owner of an aging barn faces the same question:

Do I repair it, find a new use for it, or tear it down?

There isn’t one correct answer.

The right decision depends on the condition of the structure, what you actually need the building for, what repairs will cost, what local rules allow and whether the barn has enough practical or historic value to justify saving.

The important thing is to make the decision before nature makes it for you.

Old Does Not Automatically Mean Unsafe

One mistake is assuming that a 100-year-old barn must be structurally inferior to a modern building.

Age alone doesn’t determine structural condition.

Many traditional timber-frame barns were built with enormous wood members, mortise-and-tenon joints and structural systems that have survived generations of Canadian snow, wind and temperature changes.

A barn can be very old and still fundamentally sound.

The opposite is also true.

A structure may look impressive from the road while hiding serious deterioration where the posts meet the foundation, roof leaks have soaked structural members or years of movement have pulled connections apart.

What matters is not simply how old the barn is.

It is what condition the structure is in today.

Start With the Roof

If you want to preserve an old barn, the roof is usually one of the first places to look.

Water is relentless.

A roof leak that seems minor can eventually damage:

• Roof decking
• Rafters or trusses
• Timber-frame members
• Floor systems
• Sill beams
• Foundations
• Stored equipment or materials

Look from the ground for missing or loose metal panels, damaged shingles, open ridge areas, sagging roof lines and places where flashing has failed.

Inside the barn, look for daylight where it shouldn’t be, water staining, rotten wood and evidence that structural members remain wet after rain.

A sound structure can often survive a surprisingly long time.

A structure that is constantly wet usually won’t improve on its own.

Look at the Roof Line

Stand well back from the building.

A roof should generally look straight and consistent.

A noticeable sag in the ridge, large dips in roof planes or sections that appear to be pushing outward deserve closer attention.

That does not automatically mean the barn is beyond repair.

Old timber buildings can move over decades and still remain serviceable.

But significant sagging can indicate failed connections, weakened structural members, foundation movement or walls beginning to spread.

At that point, guessing is not a good repair strategy.

A structural engineer or other appropriately qualified building professional can determine whether the movement is old and stable or still progressing.

Check Whether the Walls Are Moving

Old barns are rarely perfectly straight.

A small amount of lean may have existed for decades.

What matters is whether the structure continues to move.

Look for:

• Walls bowing outward
• Posts that are noticeably out of plumb
• Separation at timber joints
• Beams pulling away from supports
• Doors that suddenly no longer fit their openings
• New cracks in masonry
• Roof framing pushing exterior walls outward

Photographs can be useful.

Take pictures from the same locations every year and compare them.

Changes that are difficult to notice from day to day can become obvious when photographs are compared over several seasons.

Inspect the Bottom of the Building

Some of the most important parts of an old barn are also the easiest to overlook.

Pay particular attention to where structural wood meets the foundation.

Old barns frequently suffer deterioration at:

• Sill beams
• Bottoms of posts
• Foundation pockets
• Areas beside doors
• Locations where roof water splashes back against the wall
• Sections where soil has built up against wood

A massive timber post may look perfectly healthy six feet above the ground while the bottom has lost much of its structural strength.

Probe suspicious wood carefully and look for softness, fungal decay, insect damage or sections that have lost significant material.

Foundations Can Tell the Story

Traditional barns can sit on fieldstone, rubble stone, brick, concrete block or poured concrete foundations — sometimes several of those materials at once after generations of repairs.

Look for:

• Bulging walls
• Large cracks
• Missing mortar
• Settlement
• Water entering through the foundation
• Stone or block being pushed outward
• Wood framing no longer bearing properly on the foundation

Not every crack represents structural failure.

But significant movement beneath a heavy timber building should be assessed before major repairs begin.

Replacing roofing while the foundation continues to shift may simply protect a problem that still needs to be corrected.

Drainage May Be the Cheapest Repair You Can Make

Sometimes the most important barn repair doesn’t involve the barn itself.

It involves the ground around it.

Check where roof water goes.

Eavestroughs, where appropriate, should discharge somewhere useful rather than dump water immediately beside the foundation.

Grade should generally carry surface water away from the structure rather than toward it.

Look at the barn during a heavy rain.

If water ponds beside the foundation, runs through the building or continually saturates one corner, correcting the drainage may prevent further deterioration.

A century-old foundation that stayed relatively dry for generations can deteriorate quickly after drainage patterns around the property change.

Don’t Ignore the Floor

Barn floors vary enormously.

Some have concrete floors.

Others have plank floors over lower levels.

Some still have earthen floors.

Before putting heavy vehicles, machinery, stored materials or large groups of people inside an old barn, make sure the floor structure is suitable for the intended load.

This is particularly important with elevated haylofts.

A floor originally intended for a particular agricultural use should not automatically be assumed capable of supporting whatever new use you imagine for it.

Timber Frame Does Not Mean Indestructible

Large beams can give an old barn an almost indestructible appearance.

They are not indestructible.

Look carefully at:

• Mortise-and-tenon joints
• Pegs
• Connections between posts and beams
• Added steel plates or cables
• Cracked members
• Previous repairs
• Cut or removed structural braces

One of the biggest problems with old structures can be previous modifications.

Someone may have removed a brace decades ago because it was in the way of equipment.

Another owner may have cut through a beam for a larger door.

A wall may have been removed without understanding what it supported.

Old repairs deserve as much attention as the original construction.

When Repairing the Barn Makes Sense

Repair may be the best option when the basic structure remains sound and the barn still serves a useful purpose.

Examples include:

• Equipment storage
• Hay or feed storage
• Livestock housing
• Workshop space
• Seasonal storage
• Wood or lumber storage

A barn doesn’t need to become a showpiece to justify keeping it.

If repairing the roof, improving drainage and addressing several structural defects gives you another few decades of useful storage, that may be considerably cheaper than constructing a replacement building of similar size.

The key is understanding the whole repair, rather than addressing one visible problem at a time.

Prioritize Repairs

If the barn is worth saving, repairs generally make more sense when tackled in a logical order.

Start with anything affecting immediate safety.

Then stop water from entering.

Correct major drainage problems.

Address foundation and structural issues.

Only after the building is stable and dry does it make sense to invest heavily in cosmetic work.

There is little value in installing beautiful new barn siding while rain is still entering through the roof.

Repurposing an Old Barn

This is where things can become very interesting.

A barn that no longer has much agricultural value may still have considerable usable space.

Possible new uses include:

• Workshop
• Equipment building
• Woodworking shop
• Farm store
• Studio
• Storage facility
• Seasonal gathering space
• Office
• Small business space

But there is an important distinction between using an old barn differently and legally changing the use of a building.

Those are not always the same thing.

Converting a Barn Can Trigger Building-Code Requirements

In Ontario, Building Code requirements can apply when farm buildings are constructed, renovated or undergo a change of use. The province also advises owners to discuss projects with the local building authority early because approval requirements can differ according to the building and local bylaws.

This becomes especially important if a traditional low-occupancy farm building is converted into something that regularly accommodates people.

Turning a barn into agricultural storage is one thing.

Turning it into a residence, retail operation, restaurant, wedding venue or other assembly use can create very different requirements involving matters such as:

• Structural capacity
• Fire protection
• Exits
• Accessibility
• Washrooms and plumbing
• Septic capacity
• Electrical systems
• Zoning
• Parking
• Occupancy

A beautiful Pinterest photograph is not a building permit.

Before spending substantial money on a conversion, talk to the municipality.

What About a Barn House?

Converting an old barn into a home is possible in some circumstances.

It is also considerably more complicated than installing insulation and drywall.

Ontario’s definition of a farm building does not include an area used for residential occupancy. Changing a farm building to another major occupancy can therefore involve Building Code requirements and approvals.

Potential issues include the foundation, insulation, moisture control, structural loads, exits, windows, plumbing, electrical work, septic capacity, heating and energy efficiency.

Zoning also matters.

The fact that a barn already stands on the property does not automatically mean it can become another dwelling.

That is something to determine before beginning the conversion.

Old Barns and Electrical Systems

Electrical upgrades deserve special attention.

Old barns may contain several generations of wiring.

You might find:

• Old cable types
• Improvised extension wiring
• Damaged receptacles
• Open junction boxes
• Rodent-damaged wires
• Added circuits with unknown origins
• Corrosion from moisture or livestock environments

If the barn is being significantly renovated or repurposed, electrical work should be evaluated as part of the project rather than treated as an afterthought.

Adding modern tools, heaters, welders or commercial equipment can dramatically change the electrical load.

Call Your Insurance Company Before Changing the Use

Before substantially repurposing an outbuilding, talk to your insurer.

A barn used for agricultural storage presents a different risk than one containing a commercial woodworking operation or regularly hosting members of the public.

Do not assume existing coverage automatically follows the new use.

It is much better to find that out while planning the project than after a loss.

Could the Barn Have Heritage Protection?

Some old barns have heritage value.

Most old barns are not automatically protected simply because they are old.

However, Ontario properties can be individually designated under the Ontario Heritage Act, included within heritage conservation districts, or included on a municipal heritage register.

If a property is designated, demolition or removal can require written municipal consent. Ontario’s heritage guidance says designation gives municipal council the authority to refuse an application to demolish or remove a building, structure or heritage attribute on the designated property.

Even a property that is listed on a municipal heritage register but not individually designated can be subject to demolition-notice requirements. Under the Ontario Heritage Act, owners of certain listed properties must give the municipality at least 60 days’ written notice before demolition or removal.

Before demolishing an old barn, checking with the municipality is a very easy precaution.

When Demolition May Be the Sensible Choice

Not every old barn should be saved.

Sometimes preservation becomes an emotional decision that no longer makes practical sense.

Demolition may be worth considering when:

• Structural failure is widespread
• The foundation requires major reconstruction
• The roof structure is collapsing
• Large sections of timber have deteriorated
• The building poses a hazard
• Repair cost greatly exceeds its usefulness
• The property has no practical use for the structure
• Keeping the barn prevents better use of the site

Saving history has value.

So does recognizing when a structure has reached the end of its useful life.

Don’t Wait for Collapse

A deteriorated barn can become dangerous long before it completely collapses.

Sections of roofing can blow off.

Loose siding can become airborne.

Floors can fail.

Walls can fall outward.

Snow can overload a weakened roof.

If the structure has reached the point where people should not enter it, secure access and obtain professional advice.

The worst option can be doing nothing for another decade while the building becomes increasingly dangerous and less salvageable.

Demolition Usually Requires Approval

In Ontario, the Building Code Act generally prohibits demolishing a building without a demolition permit issued by the chief building official.

Municipal requirements should therefore be checked before dismantling an old barn.

There may also be considerations involving:

• Heritage status
• Utility disconnections
• Septic or well infrastructure
• Waste disposal
• Road access
• Nearby structures
• Environmental hazards

A rural location does not automatically make permit requirements disappear.

Older Buildings Can Contain Hazardous Materials

An old timber barn is largely wood, but many barns have been renovated repeatedly.

Later additions may contain materials that require special handling.

One example is asbestos-containing material.

Ontario’s asbestos regulation requires asbestos-containing material that may be disturbed during demolition to be removed to the extent practicable, and building owners have responsibilities when arranging demolition, alteration or repair work involving materials that may contain asbestos.

That does not mean every old barn contains asbestos.

It means you should not assume every material in an old building is simply wood, steel and concrete.

Roofing, insulation, siding, mechanical equipment and later renovations deserve consideration before demolition begins.

Can You Salvage the Barn?

One alternative to simply knocking an old barn down is careful dismantling.

Traditional barns may contain valuable:

• Hand-hewn beams
• Timber framing
• Barn board
• Stone
• Brick
• Hardware
• Doors
• Metal roofing
• Architectural components

Some of that material can potentially be reused on the property or sold.

But salvage value should not be exaggerated.

Removing old material safely takes labour.

Boards can contain nails.

Timbers can be extremely heavy.

Sections of a deteriorating structure can move unexpectedly once bracing is removed.

Professional dismantling may make more sense than trying to recover material from an unstable building yourself.

Repair Cost vs. Replacement Cost

One of the best questions isn’t:

“What will it cost to fix this barn?”

Instead ask:

“What would it cost to replace the usable space this barn provides?”

Suppose an existing barn gives you thousands of square feet of dry equipment storage.

A substantial roof repair might look expensive.

But building a modern structure providing the same amount of storage may cost considerably more.

On the other hand, spending a large sum restoring a barn you don’t actually need may not make sense simply because the building already exists.

Compare the value of the finished result, not just the price of the next repair.

Think in Terms of Three Levels

A useful way to evaluate an old barn is to put it into one of three categories.

1. Stabilize

The barn is basically useful but needs work to stop deterioration.

Typical projects might include:

• Roof repairs
• Drainage improvements
• Limited structural repairs
• Foundation maintenance
• Siding repairs

The goal is preservation and continued practical use.

2. Restore or Repurpose

The structure has enough value to justify a larger investment.

That could involve substantial structural work, new roofing, electrical upgrades, foundation repairs and modifications for a different use.

At this level, engineering, permits and professional design become much more important.

3. Remove

The structure no longer has enough practical, historical or economic value to justify rebuilding it.

The objective becomes safe demolition, salvage where practical and preparation of the site for its next use.

Being realistic about which category your barn belongs in can prevent years of indecision.

Five Questions to Ask Before Spending Money

Before making the final decision, ask yourself:

1. Is the basic structure still sound?

A good timber frame on a repairable foundation is very different from widespread structural decay.

2. Can I keep water out of it?

If you can’t make the structure reliably dry, other repairs may not last.

3. What will I actually use it for?

“Someday we might do something with it” can become a very expensive maintenance plan.

4. What approvals would that use require?

Find out before renovating, not afterward.

5. Would I build this much space again if the barn disappeared tomorrow?

That question can clarify the building’s real value to the property.

Sometimes the Best Barn Is the One You Already Have

New farm and storage buildings are not inexpensive.

An old barn that already has a good foundation, substantial timber framing and thousands of square feet under roof can still be an extremely valuable asset.

It doesn’t need to become a wedding venue.

It doesn’t need polished hardwood floors and decorative lights.

Sometimes the best restoration is simply making the barn straight, dry, safe and useful again.

And Sometimes It’s Time to Let It Go

Rural properties change.

Farming changes.

Buildings that once housed livestock, hay and machinery may no longer fit the way the property operates.

There is nothing wrong with preserving a good barn.

There is also nothing wrong with removing a structure that has become unsafe and impractical to maintain.

The mistake is allowing a valuable building to deteriorate because the decision keeps getting postponed.

Inspect it.

Understand what is failing.

Decide what you realistically need.

Check the rules.

Then choose deliberately:

Repair it. Repurpose it. Or remove it safely.

Old barns deserve respect.

But they also deserve an honest assessment of whether their next hundred years are actually possible.

Verified Sources

Government of Ontario — Building Permit Requirements to Construct, Expand or Renovate Farm Buildings. Ontario says building permits are normally required before farm-building construction or renovation and that the Building Code applies to new construction, renovation and changes of use. It also recommends discussing proposed work with the local building authority early because requirements can vary with the project and local bylaws.
Ontario — Farm Building Permit Requirements

Ontario Building Code Act, 1992. Section 8 states that a person may not construct or demolish a building without a permit issued by the chief building official, subject to the Act and applicable requirements.
Ontario — Building Code Act

Ontario Heritage Act. The Act contains the legal requirements affecting demolition of designated properties and certain properties included on municipal heritage registers. Current provisions include the requirement for municipal consent for demolition on designated properties and a 60-day notice provision applying to certain listed properties.
Ontario — Ontario Heritage Act

Government of Ontario — Demolition Control for Heritage Properties. Ontario’s heritage guidance explains how designation gives municipal council authority over demolition or removal of buildings, structures and heritage attributes on designated properties.
Ontario — Heritage Property Demolition Control

Ontario Regulation 278/05 — Asbestos on Construction Projects and in Buildings and Repair Operations. The current regulation states that demolition may proceed only after asbestos-containing material that may be disturbed has been removed to the extent practicable, subject to the regulation’s provisions.
Ontario — Regulation 278/05, Asbestos

Government of Ontario — Guide to Asbestos Requirements for Demolition, Alteration and Repair. This plain-language provincial guide explains owner responsibilities before arranging demolition, alteration or repair where suspect asbestos-containing materials may be disturbed.
Ontario — Asbestos Demolition and Repair Guide

Government of Ontario — Farm Buildings, Equipment and Environment. Ontario identifies drivesheds, livestock housing, storage buildings, grain structures and other agricultural structures as farm buildings and notes the range of maintenance and safety conditions they face.
Ontario — Farm Buildings, Equipment and Environment