Here at Green Mountain Timber Frames, we receive phone calls about old barns all the time. Owners want me to come look at barns on their property to assess their value and decide whether or not they are good candidates for restoration.
One of the first questions I am invariably asked is: “How do you decide if an old barn is worth restoring?” And the natural follow-up. “If so…how do you price it? There are many factors that go into deciding whether a barn can be restored, if its roof or wooden beams can be salvaged, or if it has no value at all.
To explain some of the key factors that go into making these decisions, I want to present you with a little side by side comparison. Below are eight sets of pictures. The barn on the left in each picture is a rare, valuable gunstock timber frame from about 1750, very early by Vermont standards. The owner is interested in selling the barn because he doesn’t currently use it. On the right are photos of an 1890s barn that Green Mountain Timber Frames will not be restoring. The owner is concerned it will collapse and would like to salvage parts of the barn before this happens. He asked me to put a value on the barn “as is”.
Evaluating Two Barns: A Side by Side Comparison
1. THE ROOF
When I evaluate a vintage barn, I start off by taking a look at the roof. Having a straight, flat roof with no sagging says the upper timber structure has held together over the centuries. In our area, slate can create sagging roofs in earlier barns not designed for the heavy weight of slate. They were designed for wooden roofs, which, in the northeast, were mostly constructed from white cedar. 2. SIDING
Next, I look at whether the barn has vertical or horizontal siding. Vertical siding, as in the 1750s barn, may mean the barn dates from before 1850. Builders began to use horizontal siding around the Civil War era. 3. IS IT OVERBUILT?
Notice the large numerous beams on the wall section of the 1750s barn. Contrast this with the 1890 barn, which has smaller timbers and even smaller 2″ x 4″ nailers. This represents very light construction when compared to the 1750s wall section. The large beams we see on the left are more valuable. 4. GUNSTOCK POSTS?
Gunstock timber frames are always more valuable as they are very rare these days. Gunstock frames can be identified by their tapered posts. The posts start off 9″x 9″ square at their base and then taper to 15″ x 9 ” at the top, where they meet intersecting timbers. You can see this in the photo below of the 1750s barn. In the 1890s barn, the posts are very light, measure 6″ x 6″ and don’t taper. 5. ROOF RAFTERS
If a frame’s roof rafters are hand hewn square rather than “half round”, it indicates an earlier era. The 1750s frame has hewn rafters. In the picture the larger beams are the original rafters. The builder added in the smaller 4″ x 4″ rafters when they added the slate roof. Also, the 1750s barn has white oak roof boards, another indication of a very early frame. The 1890s barn has small, modern 2″ x 6″ roof rafters which are not valuable. However, because the pine roof boards are in good condition, they can be reused for other building projects. Most barns have softwood roof boards like pine, spruce or hemlock. It seems only the 1750 era frames have hardwood roof boards. I’ve come across only three hardwood roof board frames in the 30 years I’ve been doing this, yet another reason this 1750 barn is such a gem! 6. TIMBER FATIGUE
The dark area in the 1750s picture indicates water damage.The broken timbers in the 1890 picture is a bad sign. These are examples of timber fatigue. In pre-1800 frames, we can repair or replace damaged timbers. This 1890 frame has so much timber fatigue and the roof rafters are so “new” looking, that the building has value for parts only.
7. HEWN DIAGONAL BRACES
As I continue my assessment of a timber frame, I next look to see if the frame’s diagonal braces are housed into the timbers. The diagonal braces on the 1890s barn are simply 2″ x 4″s nailed in. This was common practice for that time. In comparison, the 1750s barn bracing is housed or “joined” into the timbers. This is called mortise and tenon joinery. A wooden peg then holds the brace in place. This is the usual standard. The 1890 frame using 2″ x 4″s and nails was the start of the transition out of mortise and tenon joinery. The very early frames used hand hewn braces. I’ve only seen this twice in my career, both times in timber frames from the 1750s era. The braces are almost always sawn. The picture on the left below shows the fine craftsmanship of hewn braces.
8. LARGE GIRTS
In timber frame construction, girts are used to tie the walls together. Larger girts often mean an earlier era frame. The 1890s barn has very modest girts which may be the reason the timbers broke in the middle. The 1750 picture shows larger timbers being used as “girts,” while the middle girts have no center posts. No center posts are often a nice feature when reusing a frame for a home or shop area.
And What About Pricing?
When determining how to price a barn, I first think about how rare the frame is. A rare frame in good condition will always be worth more. I also consider the current market and how much folks might want to pay for something very rare. I will also calculate whether the barn is worth more as a whole or in parts.
Finally, I will discuss the options with the current barn owner. Some barn owners want to sell their barn for whatever value they can get. Others are tired of dealing with the maintenance costs or are fearful the structure will collapse. The price an owner is looking for will also have an impact on our pricing. It’s part of my job to assess how valuable a frame is, what condition it is in and how rare the construction is. With those things in mind, I can help the owner to determine a reasonable price.
The 1890s barn is not worth restoring, but the frame does have value as a parts barn. I can salvage the timbers for use on other restoration projects and reuse the roof boards, sawn beams, siding and slate. There are large labor costs to acquire the materials. This is where you have to balance the value of the material against the cost to dismantle. The 1890 barn may have an “as is” value of two thousand dollars. After all the materials are reclaimed, the barn site has to be cleaned. That often costs another two thousand dollars.
Labor costs can also quickly rise out of control. And the 1890 barn is a “liability” to the homeowner right now. With the costs of labor and cleanup, we really shouldn’t pay anything for this structure as long as we leave a clean site. But folks want to get something. I always work hard to be as fair as I can be to frame owners, without the salvaged materials ending up costing more than they are worth. The 1750s barn is a valuable find, a real diamond in the rough. To find a 1750s gunstock frame with post-medieval construction is rare in our area. This is the earliest kind of construction that took place in Vermont and to have such a frame is not only a blessing but an honor. It is definitely worthy of restoration and will make an incredible new home for a buyer who appreciates historic value. The current owner of the barn is asking 25 dollars a square foot for the frame. This may be what these very early barns are worth nowadays. The cost to dismantle, restore and
The 1750s barn is a valuable find, a real diamond in the rough. To find a 1750s gunstock frame with post-medieval construction is rare in our area. This is the earliest kind of construction that took place in Vermont and to have such a frame is not only a blessing but an honor. It is definitely worthy of restoration and will make an incredible new home for a buyer who appreciates historic value. The current owner of the barn is asking 25 dollars a square foot for the frame. This may be what these very early barns are worth nowadays. The cost to dismantle, restore and re-erect this 30 foot by 40-foot frame may be 85 dollars a square foot. But in the end, someone would have one of Vermont’s earliest structures to call their own! And, with a bit of restoration, it would last another 250 years!
Have more questions about old barns and timber frames? Want to know if you have a post and beam gem on your own property? I’d love to hear from you! Contact Green Mountain Timber Frames at Luke@GreenMountainTimberFrames.com or 802.774.8972.