City of Regina, Saskatchewan Saskatchewan

Barndominium Builders in Regina, Saskatchewan

Regina sits on flat prairie and is mostly serviced city lots, from older neighbourhoods to new subdivisions, with little open land inside the boundary for a home with a real shop. That is why buyers who want space look to the RM of Sherwood No. 159, which shares a Joint Planning Area with the City. Sherwood decides how big a rural site must be and where people may live on it: a detached shop is an accessory building, while a shop built into the house is part of it. On a city lot, the Regina Zoning Bylaw governs, and a narrower plan fits the district. Our RTM homes are built in our yard and trucked out to the foundation, and our post-frame homes and steel-frame barndominiums go up on the land itself, often as a shop house with the living quarters and the work bay under one roof. Tell us the legal land description through the survey, and we will read the Sherwood district, the septic options and the water source for that quarter before any design work.

Regina at a glance

Municipality: City, Division No. 6
Population: 226,404 (2021 Census); 263,419 (July 2025 estimate)
Building permit: City building office
Land and acreage: Serviced city land; acreage in RM of Sherwood No. 159
Wastewater: Municipal sewer
Water: Municipal water

Tell us about your land

Barndominium Builders Near Regina

From a turnkey build to a shell you finish yourself, the work starts with the parcel: the access, the building pad, the route to a sewer or a private sewage system, and the water source. The parcel decides the budget more than the floor area does, so each option is priced against your land rather than a rate card.

Turnkey Builds

Turnkey barndominiums in Alberta, Saskatchewan and BC: one team from bare land and permits to a finished, inspected house, water and septic planned in.

Custom Plans

Custom barndominium plans for Alberta, Saskatchewan and BC: floor plans and permit drawings drawn for your parcel, your loads and your municipality.

Site Preparation

Barndominium site preparation in Alberta, Saskatchewan and BC: clearing, grading, drainage, access and the building pad, planned around well and septic.

Permitting

Barndominium permits in Alberta, Saskatchewan and BC: development and building permits, trade permits, septic, and who issues each one.

RTM Homes and Post-Frame Barndominiums Near Regina

A post-frame home, often called a pole barn home, sets its frame on widely spaced posts and suits a wide, simple layout with a shop bay under the same roof. A steel-frame barndominium uses a bolted steel frame, and an RTM (ready-to-move) home is built off site and moved to the land. Which one fits comes down to the land use rules, the site and the design values for your location.

Post-Frame Homes

Post-frame and pole barn homes in Alberta, Saskatchewan and BC: a wide-open shop and a house on one column-and-truss frame, built as a real home.

Steel Construction

Steel-frame barndominiums and metal building homes in Alberta, Saskatchewan and BC: clear-span frames for a shop and a house, finished for winter.

RTM Homes

RTM homes in Alberta and Saskatchewan: ready-to-move barndominiums built in our yard, moved to your land and set on the foundation built there.

Shouses

Shop houses (shouses) in Alberta, Saskatchewan and BC: a working shop and a home under one roof, planned around the land use bylaw, water and septic.

Building a Barndominium in Regina: Permits, Land Use, Sewage and Water

On acreage the land use, sewage and water answers often come before the building answer. Here is who decides each part in Regina, taken from the office or document that publishes it. Rules change, so check them again against your parcel before anything is drawn.

Who issues the building permitCity building office

City of Regina Residential Building Permits

A City of Regina building permit is required to construct a new single-family or semi-detached dwelling, including an attached garage. The City checks each application against its building, zoning, heritage, utility and other bylaws; construction cannot begin until the permit is issued, and work started early draws a surcharge. Gas and electrical permits and inspections come from the Technical Safety Authority of Saskatchewan.

Source: Addition, Single-Family & Semi-Detached Dwelling, City of Regina (regina.ca)

Who decides the land useServiced city land

City of Regina Zoning Bylaw; RM of Sherwood No. 159 beyond the city

Inside the city, Design Regina, the Official Community Plan, guides growth, and the Regina Zoning Bylaw and Subdivision Bylaw regulate development; Council updated the Zoning Bylaw, 2019 in 2024 and 2025 to allow more kinds of housing. Past the boundary, the City works with the Rural Municipality of Sherwood and the Global Transportation Hub Authority on orderly land use within a Joint Planning Area.

Source: Planning, City of Regina (regina.ca)

Sewer or private sewageMunicipal sewer

City of Regina Wastewater Treatment Plant

Because the city is so flat, neighbourhood lift stations keep wastewater moving to the McCarthy Boulevard Pumping Station, from which it is pumped to the Wastewater Treatment Plant just west of Regina; treated effluent is discharged into Wascana Creek. The City owns the plant and EPCOR operates it. A rural home beyond the sewer needs a private sewage system, permitted by the Saskatchewan Health Authority.

Source: Wastewater Treatment Plant, City of Regina (regina.ca)

Where the water comes fromMunicipal water

City of Regina Water (supply from the Buffalo Pound Water Treatment Plant)

Regina's water originates in the Rocky Mountains and is treated at the Buffalo Pound Water Treatment Plant before it reaches the city's distribution system. Serviced lots draw from that supply. Acreage in Sherwood normally relies on a drilled well, and household use of groundwater from beneath your own land, up to 5,000 m³ a year, sits outside the Water Rights Licence system.

Source: Water, City of Regina (regina.ca)

Code climate values for Regina

Ground snow load (Ss): 1.4 kPa
Rain load (Sr): 0.1 kPa
Hourly wind pressure, 1 in 50: 0.49 kPa
January design temperature (2.5%): -34 °C
Heating degree-days below 18 °C: 5,600

The values the code table lists for Regina. The designer confirms the values for your actual site.

Source: National Building Code of Canada 2020, National Research Council Canada (National Building Code of Canada 2020, Volume 2, Division B, Appendix C, Table C-2; nrc-publications.canada.ca)

RM of Sherwood: living space and accessory buildings: The RM of Sherwood No. 159 zoning bylaw (amendments consolidated to May 16, 2023) says a residential dwelling is not an accessory use and that accessory structures shall not be used as a dwelling unless approved as a garden suite. A building attached to the house by a solid roof or structural rafters, extending at least a third of the shared wall, is deemed part of the principal building.
RM of Sherwood: rural residential sites: In Sherwood's Rural Residential (RR) district, up to four separate dwelling sites may be subdivided per quarter section so long as the residual land is at least 48.6 ha (with an exception for land already under 120 acres), and each site has a minimum area of 2 ha.

Building on Land Near Regina

Acreage buyers near Regina usually start with the RM of Sherwood No. 159, the City's partner in its Joint Planning Area, and its zoning district map is the first thing to read for any parcel. Its agricultural district keeps land in quarter sections, allowing at most two parcels to be split off, an existing farmyard and one rural residential parcel, with a residual of at least 48.6 ha. The consolidation we read runs to May 2023, so ask the RM about amendments since. A septic system off the city sewer needs a Saskatchewan Health Authority permit before it goes in, and from November 1, 2026 every application will need a site evaluation report and construction drawing. Have the well driller confirm that the drilling machine is registered with the Water Security Agency.

Other places in this region

Saskatchewan

Saskatoon
Regina

Barndominium builders across Saskatchewan

Have land in or near Regina? Tell us about the parcel and what you want on it, and we will check it against the local rules before anything is drawn.

Start your build survey (825) 465-3825

Building in Regina: questions

Start the survey

How much does it cost to build a barndominium near Regina?

Near Regina the site work can rival the structure: a Sherwood acreage may need an approach, a septic system with a site evaluation, and a deep well, none of which a city lot does. An RTM adds trucking and the foundation at the destination. A quote only means something against the real parcel; our barndominium cost guide gives sourced ranges and what moves them.

Do I need a building permit for a barndominium in Regina?

Yes. Within the city, the City of Regina issues the building permit for a new single-family dwelling, and gas and electrical work go through the Technical Safety Authority of Saskatchewan. On Sherwood land, the RM's building bylaw requires a permit before construction starts, and its zoning bylaw decides the use. Our legal guide explains the order.

Can a shop on an acreage near Regina include living space?

Not in a detached one, unless the RM approves it as a garden suite. Sherwood's bylaw keeps dwellings out of accessory structures, but a shop joined to the house by a solid roof or rafters along a third of the shared wall counts as part of the house. That is why many plans here put the shop and the living space in one building.

What snow load does a barndominium in Regina use?

The National Building Code of Canada 2020 gives Regina a 1-in-50 ground snow load of 1.4 kPa, a rain load of 0.1 kPa, an hourly wind pressure of 0.49 kPa at the 1-in-50 level and a January design temperature of −34 °C. Your designer applies the values for the actual site, which can differ outside the city.

Keep reading

What usually comes next once you know what Regina allows.

Barndominium Cost Guide

Sourced price ranges and what moves the number on your land.

Read it

Can You Build a Barndominium in Canada?

Permits, licensing, warranty, land use, sewage and water in Alberta, Saskatchewan and BC.

Read it

How Long Does It Take?

From parcel to move-in, and how the winter sets the clock.

Read it

Sources for this page

The published pages behind the Regina facts above. Rules change, so check the current version with the office before you rely on it.

Other places near Regina

Nearby places with their own pages. Across a municipal boundary the permit office, the land use bylaw, the sewage rules and the water source can change, so each is covered separately.

Saskatoon

Saskatchewan

Building in Regina?

Start with the survey. Tell us where the land is and what you want on it, and we will come back with which offices decide it, what the land use rules allow, and a plan to fit.

Start the survey