Adam Marcos, Author at BarndominiumZONE.com

The state of Virginia, also known as "The Commonwealth of Virginia" and "Old Dominion", has a diverse economy with agriculture in the Shenandoah Valley and plenty of natural resources such as forests covering 62% of the land area. So, you can imagine that the rural residents would accept farm architecture such as barndominiums and barn homes. Barn homes and barndominiums, aka barndos, combine the simple architecture of rural houses and barns. Typically, they have plenty of space on the first floor, usually used for storage, garaging, or workshops. In this case, the living area is moved to the upper floors. Barndos don't have load-bearing interior walls and support pillars because the structural walls are confined to the exterior perimeter walls. This results in large floor areas and vaulted ceilings, with rooms formed by partition walls and mezzanines for multiple floors, if that's your choice. What Are Barndominiums? Barndominiums can be one of several types of buildings: A new build construction built using rustic architecture with multiple materials. A renovated, pre-existing barn tastefully converted into a residence. Therefore, the structure retains the distinctive features of the original building. A prefabricated steel building made from a kit. It has a structural steel framed skeleton with steel or vinyl sidings and a roof. Customers buy steel or wood barndominiums depending on their preference, the tradition of the region, and their budget. Typically, steel kits are the most common type as they're easier to build with minimum labor and materials. Furthermore, steel as a building material is more common in regions that have problems with wood boring insect pests, mold and other fungi, and rodent infestations as the metal is proof against these and environmental factors like snow, rain, wind, and the problems brought about by an excessive amount of each. Generally, steel barndos (the material that most people choose) are quick to assemble, give good value for money and provide an excellent investment for you and your family. Furthermore, they complement the existing rural scenery with the rustic architecture of a traditional American barn while ensuring the interior contains all the modern conveniences you could wish for. Although you can build barndos from many materials, steel is the most typical, with distinct benefits compared to other materials. So, we'll focus on this material during this guide. Key Benefits Of Barndominiums In Virginia The Dominion State has a humid subtropical climate, changing into a humid continental climate west of the Blue Ridge Mountains. Seasonal temperatures show a low of 25°F during January and a high of 86°F in July. VA records 35-45 thunderstorms annually, with many tornadoes between April and September. Furthermore, coastal regions often receive tropical storms and hurricanes between August and October. In winter, the Appalachian Mountains cause significant snowfalls of around 12 inches, settling in many cities. All these natural factors help make a steel barndo the best option you can have. Therefore, read on if you want to know why and discover other reasons to choose this type of house in VA. Almost Anyone Can Buy One Probably, the best thing about building a barndo is that almost anyone can do it. Even if you don't want to build one, you can still buy a pre-owned barndominium in Virginia and make your dream home come true that way. But, I hear you say that a barndo is way out of your league. Think again: the USDA Rural Development Agency offers home loans for those on very low incomes for renovating, buying, or building a home in Virginia. And if you have problems saving for a downpayment, they can help with those, too. All you have to do is agree to relocate to a sparsely populated area of VA, and they will help you own your home. Easily Constructed Barndo kits are prefabricated in a factory using high-tech machine tools so every piece will fit together without problems. Typically, you can assemble a prefab barndominium in about half the time of a regular house. So, you can finish most kits in about six months or so. Affordable Virginians love a good deal when they see one, and knowing that a barndo costs less to build in The Commonwealth than conventional houses gives them that added boost. A barndo uses fewer materials and takes less time to construct than a traditional house, resulting in less labor and material costs, saving money overall. However, you probably need a licensed contractor to do the structural work to satisfy the lender. Still, if you like DIY, you can probably do certain parts of the build yourself, such as decorating and interior finishing, thus saving even more. Durable A typical barndo is more durable than conventional houses because they have a structural steel skeleton with steel sidings. Structures like this can withstand extreme weather, including heavy snowfalls, heavy rains, tornadoes, tropical storms, and hurricanes, all of which you will experience somewhere in Virginia. Wouldn't having a personal storm shelter that was also your home be great? A structural steel framed home designed to withstand these extremes would be ideal, wouldn't it? If the Dominion State experienced regular strong earthquakes, which it doesn't, your barndo wouldn't usually be affected. One of the worst things about owning a house with wooden sidings is the expansion and contraction that the wood experiences when faced with alternate hot, humid summers with heavy rains and low winter temperatures. These cause splits and shrinkage in the wood, which let in rain, wind, insect pests, and rodents. In contrast, steel siding, immune to weather effects like these, rarely experiences weather-related or accidental damage. And if it does, it's easy for a local contractor to repair quickly. Readily Customized Suppose you owned a traditionally built home and didn't like the room layout. In that case, you'd be limited in the amount you could change by the presence of load-bearing walls supporting the other upstairs floors, ceilings, and the roof. This situation isn't impossible, but it costs a lot to reconfigure structural supporting walls and pillars. Fortunately, a barndominium doesn't have this problem. The exterior perimeter skeleton frame takes all the structure's weight and the loads within the house. The internal partition walls are easily removed, rearranged, or added to suit the room layout you want. Therefore, you can endlessly customize a typical barndo kit and reconfigure a pre-owned barndo if you don't like a previous owner's room layout. So, simply hire a local carpenter to rearrange the partitions to suit your family's lifestyle. You can even take this to the extreme and remove all internal walls and upstairs floors if you want a hollow barn. However, we don't recommend this as you couldn't live in it. But suppose you wanted to garage a fleet of classic autos or run a business from home. In that case, you can easily remove the first-floor walls and move the family living accommodation upstairs out of the way. The barndo's construction method also means that as your family or business grows, you can construct additions to extend the original floor plan without affecting the structural integrity, as each addition will have its load-bearing frames and foundations. The design implications are limited only by your bank balance and the zoning regulations. Pests We mentioned earlier that Virginia's hot and humid summers and cold winters attract pests that set up home on your property. Hot, moisture-laden air encourages mold, mildew, wood rot, and wood-boring insects to severely damage a home made from conventional materials. Likewise, a cold winter attracts rats, mice, birds, and other wildlife looking for somewhere warm and dry to spend the cold months. All these pests enter your property using ready-made holes caused by wood shrinkage and splits or directly gnawing through the wooden sidings until they have a hole big enough to allow entrance. Fortunately, fungi, rats, and insects can't eat steel, and the only holes in a steel kit are those meant to be there. So, steel barndos are essentially pest-proof. Ensure you have filled every gap with inedible materials, and you can guarantee a home free from uninvited lodgers. Low Maintenance Although wooden and multi-material barndos exist in Virginia, most are steel with a structural strength many times stronger than wood or masonry. So, your home would be relatively free from accidental and weather-related damage. Therefore, your steel dream home needs much less maintenance and repair than a conventionally built home. Is Building A Barndo Possible In Virginia? Of course, you can build a barndominium in the Commonwealth. However, don't be surprised if Virginians already know them by another name. You may hear words such as Shomes®, Shouses, and Barn Homes, which are similar concepts used in States like Virginia for many years. Although 17% of all employees in Virginia work for government agencies, and 11.1% work in high-tech jobs, agriculture is the largest single employer in the State and uses 30% of the land. Historically, agriculture was an even more important industry, which probably accounts for the popularity and acceptance of rural architecture within the State, as Grandpa and Grandma would often have lived above the barn in the last century. You'll find many areas of Virginia that are under-populated where you can qualify for a USDA home loan and build your barndominium many miles from sizeable conurbations. There are also several types of landscapes you can choose from, such as the Blue Ridge Mountains at one extreme to the Shenandoah Valley and the coast at the other. Therefore, if you haven't already found a place you like in the Old Dominion State, consider the following points before you settle down: Accessibility An accessible building plot is essential if you want to live comfortably. Areas of the State suffer from heavy snows, tropical storms, and flooding, which causes inaccessible rural roads. Everyone needs access to emergency services such as fire trucks, and you may find that zoning regulations make this a requirement, as will potential home loan lenders and insurance providers who want to protect their investment. Furthermore, every home needs a resale value, and if a home isn't accessible, then its worth will suffer accordingly. Utilities To be legal in Virginia, your house must connect to specific utilities. Yes, living off-grid is allowed, but there are certain restrictions that the zoning rules and building codes specify. Typical of these is the need for waste disposal and sanitation. It may be possible to install septic tanks on your property, and there are various sustainable methods for power generation and fresh water. But you will need a permit for these. So, if you want to live off-grid, thoroughly research the local zoning laws and consider hiring a lawyer for advice. Suppose you don't like the idea of living off-grid. In that case, you must budget for connection to municipal utilities. Before you buy the land, find out where the nearest utilities are and the cost of bringing connections to your barndominium. Usually, the most expensive connection will be drainage and sewage removal, as this requires significant excavation. Therefore, seriously consider a septic tank system installation, which will significantly reduce utility costs. Geography Virginia has various types of terrain, from mountains, river valleys, agriculture, coastal, and conurbations. So, you could say there's something for almost everyone. However, this variety of terrain also means that you may have to do some serious work with grading your building plot, removing tree stumps and other vegetation, and designing an adequate foundation for use in various ground conditions. Extra labor involved in this work and the additional engineering design will significantly add to the total project costs. Zoning Virginia has many areas designated as national parks, prohibiting residential buildings. Furthermore, there are many urban areas where rural architecture is unacceptable. So, check your land's zoning category before you buy, and confirm what you can build. Remember that each town and county has a unique long-term plan, which the zoning regulations protect and you must comply with. Sometimes, obtaining a zoning variance makes altering the rules within your plot possible. But, we'll talk more about this later. For now, browse the Virginia General Assembly website dealing with zoning ordinances. However, you must research the regulations where you intend to live. Building Codes Every safe and legal home must comply with the building codes, which we'll discuss later. UpCodes is a valuable resource you can use to research. Alternatively, use the information provided on the ICC codes website. But, always check with your local building permit office for additions, updates, and variations that may be in force locally. Weather and Climate We've already mentioned some of the weather found in VA and realized that it varies. But, generally, the summers are hot and humid, with thunderstorms and plenty of rain. Furthermore, there are tropical storms, hurricanes, and tornadoes. In contrast, Virginian winters have various temperatures depending on how near the Atlantic coast you live. But there are always plenty of snow and cold temperatures. Before buying your land, research the area and decide on the type of weather you prefer before purchasing. Homeowners Associations (HOA) All homeowners in VA must comply with the laws laid down by the local HOA groups. Before selecting your land, check the local HOA for restrictive laws you may want to avoid. Cost Of Building A Virginia Barndominium It doesn't matter where you hope to live in Virginia, you must decide whether to build or buy a home. Building a barndominium is often one of the best and most satisfying methods of owning your own. But first, decide how big you want your home and how many bathrooms and bedrooms. Do you intend to use the entire barndo as your home, or do you want part of it as a hobby room or business? In which case, should the first floor be open plan or configured into various offices and workshops? Once you've considered your requirements, calculate the square footage and its height. Remember, this won't be an accurate estimate as the floor's shape affects the price, too. For example, a rectangle of 2,000 sq. ft. will usually be cheaper to build than an L-shaped one or another more complicated shape of the same area. A conventionally built home costs around $250/sq. ft. In comparison, a barndominium costs between $200 and $230/sq. ft. Using these figures, let's calculate how much a home measuring 60 ft. x 40 ft. (2,400 sq. ft.) costs. Traditional home - $600,000 Barndominium - $480,000 to $552,000 Just look at the difference between these two types of homes and the price difference. Then, imagine the extra quality furnishings you can buy with your saved money. It's mind-boggling, isn't it? Also, suppose you don't want high-end kitchen and bathroom fittings, porches, decks, or garden landscaping. In that case, you can always reduce the amount of your home loan by a considerable amount. Barndominium Kits Basic barndominium kits in Virginia cost $18-$28/sq. ft. depending on the design complexity and size. Therefore, to buy a 2,400 sq. ft. kit, expect to pay around $43,200-$67,200. But that's not the only expense; you must also pay a contractor to erect and assemble the kit, whose labor costs range between $40,000 and $70,000. Add in the extra materials involved with foundations and interior finishing, too. As you can see, this is by far the cheapest way of providing a barndominium home for you and your family. However, you'll be limited to the standard kits available from the supplier. Land Grading and Foundation Site preparation is essential before laying foundations and erecting the barndo. Remove all sizeable underground tree roots and surface undergrowth, which may be substantial in some parts of Virginia. Then, grade the soil to produce a smooth, gentle surface. Usually, land clearance and grading costs between $1,000 and $7,000, depending on the amount of undergrowth and necessary grading. Then, laying a typical slab foundation complying with building codes costs up to $18,500, excluding the design fees by a structural engineer. Extra Items You need a few more items to make the bare barndo shell into a home. Although labor costs vary depending on the contractor and materials prices change with their quality and the barndo's size, the following charges are typical. Insulation – Up to $5,000. The local building codes specify the R-value and the amount of insulation necessary for Virginia's climate. This EnergyStar link indicates your home's necessary R-value. Electrical Installation – Up to $4,500 Laying Drainage Lines – Up to $10,000 Plumbing – Up to $4,000, excluding bathroom fittings, etc. HVAC – Up to $15,000. Roofing & Siding – Typically, these come with the kit direct from the supplier. However, sometimes you only buy the barndo frames. If so, the roof costs a minimum of $15,000 extra, and the siding costs at least $25,000, including labor. Request a Free Barndominium Financing Quote Request a Free Barndominium Financing Quote Step 1 : Are you building or buying a Barndo? Building Buying In Partnership With Barndominium Finance If you are human, leave this field blank. Next 0% Complete1 of 4 Navigating Virginia's Zoning & Legalities For Barndos Navigating Virginia's zoning requirements and other legal issues for barndos is full of difficulties if you don't know what you're doing. But why does a construction project have such problems? It's all down to how you and your project interact with the existing residents, the law, and the local government's long-term plan for the area. Building Codes Building codes ensure your property is safe for you, your family, and any visitors that may come on your property. Every US state uses building codes based on the International Code Council to ensure a safe area complying with all the laws within your county. Most building codes are consistent across the State, while others vary locally. The codes align with the 2021 International Building Code (ICC IBC-2021), which allows the local government to adapt, extend, or limit the protocols to align with local laws and environmental conditions. In general, the IBC focuses on hazards caused by problems with means of egress facilities, structural stability, sanitation and waste disposal, natural light and ventilation, energy efficiency, and safety to your life and property caused by electricity, explosion, fire, and other man-made or natural hazards. Always consult your local government website or ask for their printed material for a definitive list. However, for research purposes, a helpful resource is the UpCode entry for The Commonwealth of Virginia. Zoning Regulations Zoning regulations maintain the local government's long-term plan for the area by ensuring new and existing properties complement the current zones. For example, they won't allow heavy industrial businesses to set up shop in a quiet residential area, and vice versa. However, if necessary for the common good, they will sometimes allow some leeway using a zoning variance. We'll discuss this later. Zoning rules specify what you can build and where and regulate your property's maximum size, purpose, and type of structure. Before purchasing your plot of land, always ensure the zoning category aligns with your property's purpose. In the case of a barndominium that will be residential. However, a purely residential class also means that you won't be able to run an auto body shop from the first floor. So get a lawyer to check what you can and cannot do, and apply for a zoning variance if necessary. If you aren't sure about the regulations in your area, contact the town's zoning office, which will offer guidance. Use of Land in VA Land use is an essential part of zoning restrictions in VA. The State's zoning boards categorize the land into zones devoted to specific uses and property types. Typically, zoning classifications can include, but aren't limited to: Recreational Industrial Commercial Retail Agricultural Residential Furthermore, the boards subdivide these into related classifications. For example, they might subdivide a residential zone into different building types such as single-story or double-story, single-family or multiple-family apartments. The aim is to maintain consistency in neighborhoods. Zoning Assessment Assessing the properties is essential to maintaining consistent zones and specifying what residents can build and where. Therefore, ensure your plot of land is in the correct zoning category before you buy it. Generally, zoning regulations restrict the properties within the zone using the following criteria: Plot dimensions and area Plot purpose The house's position relative to neighbors' properties Your property type and its purpose Your property's floor dimensions and overall area The property's height from grade to eaves and ridge If you need help determining how your property fits into the zone, contact the office dealing with your county's zoning categories. Potential Zoning Issues and Variances As we've already mentioned, splitting the area into zones aims to maintain order and consistency throughout the neighborhood. This, in turn, benefits all businesses and residents by keeping complementary land use within the zone. However, the zone's requirements can sometimes be too rigid and restrictive. In this case, the property owner can apply for a zoning variance, which allows the owner to legally non-comply with the existing zone. For example, barndominiums are often renovated agricultural buildings previously belonging to a working farm. The regulations would specify that only agricultural buildings can be in that zone, not residential. You can now see the problem. It would be illegal for you to convert and live in the barn because it's not in a residential zone. But don't worry, because the zoning variance allows the board to change the use of the plot from its current agricultural to residential purpose. This may sound easy, but we recommend hiring a lawyer to apply for the variance, as they have more experience jumping through the town hall's hoops. Steps To Construct A Barndo In Virginia The steps needed to construct a barndo in Virginia aren't difficult if you produce a construction plan and timeline, thus ensuring the project stays on track and you have the right contractors on site when they're needed. This method isn't much different from building a home with conventional materials. But, like constructing a traditional home, it's best to hire a professional to handle the contractors and answer inevitable questions from the local government during the planning and inspection stages. So, let's look at each step. Find a Building Plot Searching for the right plot can be a specialist job. So, use a local realtor specializing in buying and selling construction land. Tell them what you want, its size, and your budget. At the same time, hire a lawyer to determine if anyone has lodged plans with the local authority for projects that may affect your property. Then, you can steer clear of those areas. The last thing you need is for a large corporation to build a factory in the valley you overlook or fell a forest for the valuable lumber. Having satisfied that there aren't any nasty surprises like this looming on the horizon, ask yourself whether you can live with the view. For example, someone who looks forward to living in the mountains and overlooking pine trees may not like to watch the ocean on the coast. But, don't be entirely selfish; ensure your barndo's design complements the existing scenery too. Having said that, VA has a large proportion of rural land, so agricultural architecture should blend in with the neighborhood quite well. However, a good building plot doesn't exist on scenery alone. You also have to consider the practicalities, such as: Where are the necessary utilities? If you plan to live many miles from the nearest utility connection, living off-grid would be worthwhile. Virginia's laws allow people to do this as long as they follow the local building codes. So, you could drill a freshwater borehole, install solar panels, or install a septic tank system. Is there an access road that's clear all year round? Is the plot large enough to accommodate your plans for the future? Do the zoning laws restrict what you want to do? Find a Suitable Contractor Use a contractor that's licensed and insured to work in VA. Have they the experience necessary to build a barndominium? That's because knowing the concept behind this building method is essential. You can also ask if they have worked previously with your mortgage lender. Alternatively, ask your lender if they have a list of approved contractors. Use these because they'll help your home loan application go through easier than otherwise. Building Permits Research the building permits for your project and ensure the general contractor does this, too. Remember, you must maintain a safe home and follow the codes. If you don't, you may be fined or suffer other penalties. Grade and Clear the Surface Before laying the foundation, you must remove undergrowth and grade the surface of your plot to suit your property's footprint. This work will depend on the ground conditions, local water table, surface slope, and soil conditions. Many contractors connect the utilities at this stage because they already have excavators on site. Foundations and Footings Building permits require a licensed structural engineer to design the foundations and submit the calculations and plans for inspection. The foundation's design depends on your barndo's weight and size, soil conditions, water table, surface gradient, and local building codes. There are several foundation types available for your barndo, such as: Pile-and-beam Piled Basement Slab-on-grade You can choose from these depending on the plot's ground conditions. However, the local codes will probably already restrict your choice to one or two of these, and you must follow the options strictly. Excavate the footing trenches to the design's required depth and width. Install the concrete reinforcing bar and pour the concrete to the correct depth. Then leave it to cure. Barndominium Erection Although barndos are relatively simple to assemble compared to a conventional house, we recommend you use a contractor who knows what they're doing. If you want to save money using your DIY skills, check with the local authorities before you start because they may require you to hold trade licenses. Furthermore, home loan lenders usually require you to use professionals for the structural building stage to safeguard their investment, so find out their requirements too. You should also remember that your insurance company may want professionals involved. Otherwise, your policy won't be valid. Finally, if all goes according to plan, expect to move in within six months of the start date. Premier Barndo Builders In Virginia Finding a contractor to build your barndo or to supply a kit isn't as difficult as you may believe. Some companies specialize in metal barndos, while others use more traditional wood or masonry materials. Whatever you intend to build, a nearby contractor can do it. The following list shows some of the barndo building or manufacturing contractors currently working in Virginia. Based in Pennsylvania, Conestoga Buildings uses post-frame buildings to create barndos and barn homes. The team can provide fully customized multi-story and multi-tenant homes to your specifications. Furthermore, they can handle entire interior finishing too. Address: 1 Community Lane, Ephrata, PA 17522. Phone: 800-544-9464 Country Wide Barns is a national barndo supplier and installer, producing full turnkey installations, or choose one of their kits for your contractor to install. They use various materials: metal frames, vinyl sidings, wood, and luxury materials. It's up to you. Corporate Address: 1020 Industrial Dr #20, Pleasant View, TN 37146. Phone: 800-615-9720 DC Builders is a supplier based in NC, supplying a kit with everything you need for assembly. Most of the company's builds are all wood, but they provide an excellent customization service to its kits. Address: 1639 Dickerson Blvd A, Monroe, NC 28110. Phone: 704-225-9669 Five Star Metal Buildings is based in North Carolina but offers full delivery to Virginia. The team makes and erects post-frame metal buildings that you can convert into a barndominium using a licensed contractor. Address: 777 We Lebanon St., Mt Airy, North Carolina 27030. Phone: 844-308-9705 Based in NC, Superior Buildings offers simple metal barndominium kits for you to assemble. Alternatively, they also provide a complete assembly and finishing service. Therefore, you can leave them to build your home from ground prep to handing over the keys if you prefer. Address: 1183 S NC 41-111 Hwy Beulaville, NC 28518. Phone: 910-298-3774 Timberlyne has factories in Nebraska and Texas and will ship wood barndo kits to your construction site, ready to assemble by your contractor. They only use wood paneling on the shell's exterior, so you have a beautiful-looking home rather than a quick build. Address: 116 West 1st Street Wayne, NE 68787. Phone: 888-489-1680 Valley Builders are based in VA and specialize in custom home building from traditional to barndominiums. They can handle every stage of the construction process, right up to handing over the keys. However, their prices for barndos are about the same as a traditionally built home. Address: 2888 Fort Valley Rd Fort Valley, VA 22652. Phone: 540-325-3516 Virginia Barn Company produces wooden stick-built agricultural and residential barns, custom-made to your requirements. Address: 5996 S James Madison Hwy Farmville VA 23901. Phone: 434-315-3002 We Build Barns specializes in fully customized barns homes, and barndos using traditional building materials like wood and stone. Address: 1130 International Pkwy STE 137 Fredericksburg, VA 22406. Phone: 540-786-3779 Worldwide Steel Buildings has offices throughout the Midwest, ideally located to serve Virginia. Specialists in steel barndominium kits, but no foundation or erection service. Address: 10606 State Route YY Peculiar, MO 64078. Phone: 800-825-0316 More information about these barndominium builders in Virginia can be found here. Financing Options For Virginia Barndos You may ask how we finance buying or building a barndo when few finance companies have heard of them. Banks are a conservative industry and don't like to take significant risks that could lose money. The solution is that most barndominiums are prefabricated and erected on site, placing them into the modular home category. Therefore, if a bank offers to finance modular homes, you can borrow for your barndo using a "construction-to-permanent" loan. The following local banks are only a couple of the lenders currently available. For a list of nationwide lenders, use this link. F&M Bank With 14 branches in the Shenandoah Valley, Virginia, there is an F&M office within easy reach. The lender provides construction loans and many other banking products. Unlike many national banks, F&M's employees are knowledgeable about all things agricultural and the special projects on farms. So, it might be an excellent place to ask about a barndominium loan. Address: Many locations Phone: 540-896-8941 Farm Credit of the Virginias Farm Credit of the Virginias has 21 branches throughout Virginia, West Virginia, and Maryland. The company specializes in all kinds of farm loans and other banking services. But, they also offer construction loans for stick-built, log, and modular homes. So barndos are on the cards too. The team also funds "unique properties, with unconventional water and heat sources." So, they probably fund off-grid homes too. Address: 102 Industry Way, Staunton, VA 24401 Phone: 800-919-3276 Available Barndominium Listings In Virginia By now, you probably have a good idea of whether you want to try building a barndominium. They're fun to make and worth every cent if you enjoy getting your hands dirty. But not everyone's like that. Instead, some people would rather buy their home and move in without all the hassle of dealing with contractors and the guys at town hall. So, just for you, we have a list of those pre-owned barndominiums in Virginia that available to buy if you'd rather move in and watch the sunset from your porch. Don't worry if you don't like the previous owner's room layout. Instead, hire a contractor who can rearrange the non-loading partition walls. So, look at our lists and take your pick of the bunch. There's plenty there.