Barndominium Builders in Springdale, AR

Barndominium builders around Springdale start with a question many towns never raise: which county is the land in? Springdale lies in both Washington and Benton counties, and the rules for rural land are not the same on each side of the line. Springdale is the fourth-most populous city in Arkansas, with 84,161 people in 2020, up from 69,797 in 2010. The city absorbed Bethel Heights after a 2020 merger vote, and it has spread east along Highway 412 toward Beaver Lake. That eastward growth is exactly where a lot of acreage buyers are looking.

Washington County Side

Most of Springdale is in Washington County. A third-party permit summary from Jaspector states that Washington County does not adopt or enforce a residential building code and does not require building permits for single-family homes, agricultural buildings or residential accessory structures in unincorporated areas. It also says conditional use permits are needed for commercial uses not permitted by right. That summary advises confirming with the county Planning Office, and we do that for each parcel.

Benton County Side

North of the line, Benton County has a Building Safety Department that its website says is responsible for building permits, inspections and code compliance for unincorporated Benton County. The county states it no longer requires building permits for residential group U structures in unincorporated areas, such as detached shops, carports and storage buildings. Structures attached to a home still need a permit, as does new plumbing, electrical or HVAC work, and the county may ask for an approved septic permit or verification before issuing a plumbing permit. Projects that need no permit are still supposed to contact the Planning Office for site plan review.

For a barndominium, the Benton County rules have a practical twist: a detached shop may not need a building permit, but a shop that is part of the house (the classic barndo layout) is attached to the dwelling, so plan on permits for the whole structure.

Inside Springdale

If your land is inside city limits, city rules apply instead. We check zoning and permit requirements with the city early, because zoning can affect exterior materials, setbacks and accessory buildings.

What the Ground Is Like

Springdale sits on the Springfield Plateau at about 1,335 feet. Wikipedia notes exposed Mississippian limestone, with the Pennsylvanian sandstone and shale above it eroded away. Neighboring Washington and Benton counties both list karst features such as springs, losing streams, sinkholes and caves as common.

In practice that means:

1. Shallow rock is possible. Limestone near the surface can show up during excavation for footings, plumbing trenches or a storm shelter.

2. Water can disappear underground. A losing stream or sinkhole on the property changes where you put the septic field and how you route roof water.

3. Upland soils can have a hardpan. The USDA's Captina series, described on nearly level to moderately sloping uplands and old stream terraces of the Ozark Highlands, has a fragipan 16 to 38 inches down and slow permeability. A dense layer like that perches water after rain and limits septic options. A soil evaluation will tell you whether your tract has one.

The Septic Picture

Arkansas Department of Health rules require septic plans to be approved before construction of the house, and at least two soil pits to confirm a primary and a secondary absorption area. The rules set minimum separation to a seasonal water table and to bedrock, keep the absorption area off fill, and cap its slope at 12 percent. Setbacks include 100 feet from a well or other domestic water source, 100 feet from any sinkhole and 100 feet from the high-water mark of a stream or lake. Near Beaver Lake, a lake within a quarter mile of a public water intake calls for 300 feet.

Beaver Lake Is Next Door

Beaver Lake, the Corps of Engineers reservoir east of town, covers about 31,700 acres. It is a drinking water source for Northwest Arkansas, and the Beaver Water District serves more than 450,000 customers. Land near the lake is in demand, but the water-supply role is the reason setbacks and runoff control matter there. We plan the septic area, the driveway and the roof drainage with that in mind.

Storm Season

On March 30, 2022, an EF3 tornado hit Springdale and injured seven people. A metal building can be engineered for high wind like any other structure: it comes down to the frame design, the anchorage to the slab and the big door openings. A storm room or shelter inside the barndo is worth pricing. Springdale's climate is humid subtropical, with a record high of 111 degrees F (1954), a record low of minus 24 (1899) and about 57 days a year above 90 degrees, so cooling capacity and insulation matter as much as heating.

Talk to Us About Your Tract

Whether your land is toward Bethel Heights, Elm Springs, Tontitown or Beaver Lake, start by sending us the parcel number. We will confirm the county, check the rules and the flood map, and sketch a layout. Call (501) 392-9924 or

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