Barn Conversion, Cotswolds
Barn Conversion Case Study
Project Brief
A client who had purchased a traditional stone barn in the Cotswolds with planning consent for residential conversion approached First4Estimating for a comprehensive cost estimate. The project involved converting the barn into a 3-bedroom family home, requiring a new roof structure, extensive glazing, structural alterations and all internal finishes to meet current building regulations.
The client needed the estimate before completing the purchase to ensure the total acquisition and conversion cost represented good value. They also needed the detailed breakdown to appoint a heritage-specialist contractor and manage the build budget effectively throughout the project.
The Challenge
Heritage stone construction required specialist masons experienced with Cotswold stone and lime-based mortars rather than modern cement. The existing roof structure was beyond repair, requiring a full replacement while carefully retaining and stabilising the original stone gable walls — a technically demanding process that required temporary propping and phased demolition.
Large glazed openings specified in the approved plans needed structural steel frames to maintain the building’s integrity while creating the desired open, light-filled living spaces. The rural location, accessed via a single-track lane, significantly increased delivery costs and limited the size of vehicles that could access the site, affecting labour and material logistics.
Key challenge: Accurately pricing heritage construction methods including specialist masonry, lime mortars and structural steelwork, while accounting for the significant cost premiums associated with a rural site with limited access.
What We Delivered
- Full conversion estimate with heritage specification allowances, covering all works from structural stabilisation through to final decoration and landscaping
- Structural alteration costs including steel frame design, new roof construction and temporary propping works required during the gable wall retention
- Specialist masonry and lime mortar provisional sums, based on consultation with heritage material suppliers and local mason rates
- M&E services estimate for a building with no existing utility connections, including costs for new water, drainage, electrical and gas supply installation
- Landscaping and external works estimate including septic tank installation, access track improvements, driveway construction and boundary treatments
The Outcome
The detailed estimate proved invaluable during the client’s purchase negotiations. By demonstrating the true cost of conversion with professional documentation, the client was able to negotiate a 7% reduction on the land purchase price. They subsequently appointed a heritage-specialist contractor who was familiar with Cotswold stone construction, and the conversion was completed in 9 months, finishing within 3% of our original estimate.
Client Testimonial
The estimate was invaluable during our purchase negotiations. It showed the true cost of conversion and helped us avoid overpaying for the barn. The level of detail on heritage materials was impressive — our builder said it was one of the best estimates he’d worked from.