A thorough barn inspection is the most important step in any barn purchase. Use this checklist during your visit to systematically evaluate every critical element before making an offer.
1. Site and Approach
- Road access - year-round or seasonal?
- Site drainage - does water flow away from the barn?
- Ground slope around foundation - is soil graded correctly?
- Presence of large trees near structure (root damage, limb hazard)
- Evidence of flooding (water lines on interior walls, silt deposits)
2. Foundation
- Stone foundations: check for mortar failure, out-of-plumb walls, heaving
- Concrete foundations: look for cracks wider than 1/4", spalling, water staining
- Earthen sills: direct wood-to-soil contact causes rapid rot - probe with an awl
- Overall level: sight down the sill line from corner to corner
3. Structural Frame
- Check every mortise-and-tenon joint for separation or movement
- Probe all sill plates and ground-level timbers for rot (awl penetration > 1/4" is concerning)
- Look for evidence of insect damage: carpenter ant frass (sawdust), powder post beetle holes, termite tubes
- Check for major checks (cracks) in posts and beams - normal shrinkage checks vs. structural failure
- Test plumb of corner posts with a level
- Note any previous repairs: sistered beams, added posts, cable bracing
4. Roof System
- Interior: look for daylight through the roof, water staining on rafters, sagging purlins
- Exterior: check ridge line - should be straight; sags indicate structural issues
- Roofing material condition: metal (rust, missing panels), wood shingles (moss, missing), asphalt (curling, granule loss)
- Gutters and downspouts: present, functional, and draining away from foundation?
- Cupola/ventilator: functional, weather-tight?
5. Walls and Siding
- Check for out-of-plumb walls (lean more than 1" in 10 feet is significant)
- Siding condition: rot in lower boards, missing or broken boards
- Ventilation gaps intentional vs. unintentional damage?
- Evidence of fire damage: char marks, replaced sections
6. Floors and Interior
- Main floor (if hay mow): test with body weight in multiple locations
- Concrete floors in livestock areas: cracking, heaving, drainage
- Stall condition if used for livestock
- Evidence of hazardous materials: old fuel tanks, asbestos insulation, lead paint
7. Utilities and Services
- Electrical: knob-and-tube or other outdated wiring? Rodent damage to wiring?
- Water: frost-free hydrants functional? Water line location?
- Septic: location of any existing system, age, condition
- Well: depth, age, water quality test results
After the Inspection: Next Steps
Review your findings with a barn restoration contractor or structural engineer before finalizing any offer. Items discovered during inspection provide leverage for price negotiation or seller credits. Never skip this step - even on inexpensive properties.