9. Determining When a Barn is a Livestock Facility

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Table of Contents

1. Introduction
2. Ten Key Elements to Consider for Evaluating Barns

9.1 Introduction

The Minimum Distance Separation (MDS) formulae implementation guidelines require that MDS I be applied to empty livestock facilities. This provision has existed in previous versions of MDS, however, some users have found it challenging to determine what qualifies as an 'empty livestock facility,' to which MDS I should be applied. Other structures listed in implementation guideline # 2 such as field shade shelters and kennels for the purposes of MDS are not livestock facilities, empty or otherwise, nor is MDS to be applied to these structures.

The test for determining if an empty barn is in fact an 'empty livestock facility' has two parts: first is the barn structurally sound; second, is the barn reasonably capable of housing livestock or storing manure. Both of these parts must be satisfied in order to label the barn an 'empty livestock facility'.

When evaluating a barn based on this test, the evaluator should begin his/her evaluation from the perspective that the barn can still be used to house livestock, until demonstrated otherwise.

9.2 Ten Key Elements to Consider for Evaluating Barns

The following information consists of 10 key elements to consider when determining if an empty barn is actually an 'empty livestock facility'.These elements have been grouped into those that focus on evaluating if the barn is 'structurally sound' and those that evaluate if the barn is 'reasonably capable' of housing livestock.

Where the answer to a question related to one of the following elements is 'yes,' it means that there are less supporting arguments that the barn should still be considered viable as a livestock facility, or that part of the barn could be considered as the occupied portion of a livestock facility.

In some instances, answering 'yes' to only one question for one of these elements may be sufficient to determine that an empty barn is not 'structurally sound' or 'reasonably capable' of housing livestock. For example, answering 'yes' to a question regarding structural damage to the roof might be sufficient to demonstrate that the barn is not structurally sound. In other cases a combination of many affirmative responses to questions from various elements maybe required. For example, several affirmations answered with respect to location, size and shape of a barn, may be needed to determine that the barn is not reasonably capable of housing livestock.

 

The Foundation

The foundation of a barn provides structural support; damage to this over time may have reduced the safety or usability of the structure and should be evaluated carefully.

Key Questions to Ask:

• Is it crumbling, missing mortar and in disrepair?
• Is there a dirt floor in part or throughout the entire barn?
• Is there evidence of water damage either inside or outside the barn on the walls?
• Is barn musty, suggesting water damage?
• Has main barn structure shifted away from the bank bridge?
• Is there major concrete work needed inside?

 

The Walls

The walls of a barn can serve many functions including providing structure for a roof or additional stories, shelter from the elements, natural lighting and ventilation through windows, among others. Damage to the walls over time could reduce the safety of the structure, its usability, etc.

Key Questions to Ask:

• Are the walls leaning in one direction?
• Do the windows need replacement?
• Is there missing insulation, or was there ever any insulation at all?
• Is there a modern ventilation system with exhaust fans, controlled air inlet systems or thermostatic controls?

 

The Roof

The roof of the barn can be costly to replace, upgrade or repair. It can also be a potential hazard if it has gone without inspection and upgrades for some time. Leakage and structural concerns can pose a safety risk, especially when expensive livestock, equipment, etc. are being stored within.

Key Questions to Ask:

• Does the roof clearly need major work?
• Does the roof show evidence of leaking?
• Are there signs of structural roof issues?
• Do the truss gusset plates show any rust?
• Does the roof system look like it might be outdated and significantly out of current building code needs?

 

Internal Structure Issues

Alterations to the inside of the barn may have unintentionally removed required structural beams, or other important components reducing the safety of the structure. Additional wear and tear on the barn may have also weakened internal beams, flooring, and other features. The cost to repair these features may outweigh the usefulness of the barn.

Key Questions to Ask:

• Is there evidence of any major beams or posts having been cut out or removed?
• Are there any posts pushing through the ground floor?
• Are there any sagging beams that appear in poor shape?
• Can you push a knife into rotten wood?
• Is there evidence of damage from vermin?
• Is the facility, or could the facility be insured?

 

Barn Location

The location of the barn may influence the overall desirability of using the barn for livestock purposes. Its location may also increase the desirability to use it as a garage, workshop, or other non-livestock housing use.

Key Questions to Ask:

• Is the barn close to a road, stream, residential area, or any other feature that might prevent someone from wanting to use the building for livestock?
• Is the barn close enough to an owner's house that they'd likely not use it for livestock?
• Is expansion of this barn going to be difficult given the location of surrounding uses?
• Is the barn located in a zone that doesn't permit agricultural uses (i.e. is the property the barn in on now included in a settlement area)?

 

The Size and Shape of the Barn

The size and shape of the barn can easily influence it's potential use. Smaller barns that cannot easily be expanded may be desirable for small hobby operations, but perhaps not suitable for someone with the intent to pursue a commercial operation. The purpose and type of farming operation being proposed will influence the size and shape of a barn.

Key Questions to Ask:

• Is the barn small for the type of livestock typically housed in that type of barn?
• Is the barn one-story without any spot for hay or straw storage? (If required for the type of livestock likely to be housed within the barn)
• Is the barn narrow (less than 25' wide)?

 

When was the Barn Last Used for Livestock

The history of what a barn has been used for may influence the decision about if the barn still can house livestock. Looking for things within the barn like stalls, water and feed troughs, manure systems, etc. may help in figuring out how long it has been, since the barn last housed livestock. It may also provide evidence regarding what else the barn may have been used for in the past.

Key Questions to Ask:

• Was the barn or structure originally constructed for purposes other than housing livestock? (Such as fruit packing, tobacco packing, machinery shed, etc.)
• Are elements from these previous uses still present inside the barn?

 

Era of the Barn

When the barn was built may provide clues as to the types of damage that should be looked for in the foundation, walls and roof. It may also influence the size and shape of the barn. Depending on when the barn was built may also influence its ability to be converted for other types of livestock, besides that which it was originally constructed for.

Key Questions to Ask:

• If the barn was originally constructed to house a specific type of livestock has the industry standard for that commodity changed significantly?
• When was the barn constructed? Was it more then a generation ago?

 

Current Use of the Barn

Current uses of the barn, or parts of the barn, may have altered the barn from its original layout and function. This may have included removing stalls, feeding and watering troughs, stable cleaner, etc. In many instances these features would also have to be replaced to use the barn as a livestock facility.

Key Questions to Ask:

• Is the barn used now as a storage space for machinery, or boats, or feed, or lumber, etc?
• Is the barn used as a workshop or for any other purposes?
• Have a lot of the interior features in the barn been removed (stalls, etc.), is replacing these feasible?
• Could these features be replaced without requiring a building permit?

 

Other Livestock Facilities & Related Buildings On Site

The presence and condition of related infrastructure or other buildings on site in addition to the barn in question may influence the type of activities or type of livestock that the barn could still house. Depending on the costs associated with replacing or upgrading these features, and whether they are still required for the type of livestock most likely to be housed on site, may influence the usability of the barn as a livestock facility.

Key Questions to Ask:

• Is this the only livestock building on the site that has any opportunity of being used?
• Is this the only livestock building in the surrounding area?
• Is there missing 'supporting infrastructure' on site that would normally be associated with a livestock building, such as; electrical power, water wells, water lines, silos, feed bins, hay storage, feed bunks, manure storage, and other equipment?

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