A town shaped by canyons and age
Manitou Springs grew up in the late 1800s as a resort town around its mineral springs, and much of its housing still dates from that era or the early 1900s: wood-frame Victorians, cottages and small apartment buildings tucked into steep canyon sides. Many homes have stone foundations, multiple additions over the decades and wood siding or shingles. Lots are small, houses are close together and some streets are steep, narrow or one-way.
Fire behaves differently in a setting like this. A fire in one house can threaten its neighbors quickly, and older homes may lack firestopping between floors and inside walls, so smoke and fire can travel through hidden spaces. After a fire, getting equipment, dumpsters and work crews onto a narrow street can be one of the first logistical hurdles.
Manitou also sits directly below terrain that burned in the 2012 Waldo Canyon Fire. In the following years, flash floods off the burn area sent water and debris through parts of town and along the Highway 24 corridor. Residents know that a wildfire's effects can arrive long after the smoke clears.
What differs in Manitou Springs
| Topic | What to expect | Who to ask |
|---|---|---|
| Permits | Building permits go through the regional building department, but the town has its own zoning and planning | Pikes Peak Regional Building Department and the City of Manitou Springs |
| Historic district | Exterior changes in the historic district may need design review | City of Manitou Springs planning and historic preservation staff |
| Older construction | Balloon framing, plaster walls and older wiring are common | An electrician and a contractor experienced with older homes |
| Access | Narrow, steep streets complicate dumpsters and equipment | Ask the town about right-of-way use and parking |
| Flood risk | Burn scar runoff can affect canyon-bottom homes | Town and county emergency management; your insurer about flood coverage |
| Utilities | Providers may differ from Colorado Springs; check your bills | Your gas, electric and water providers |
Questions to ask before cleanup or rebuilding starts
- Is the property inside the historic district, and do exterior repairs need design review?
- Will the contractor test for asbestos and lead before removing damaged materials?
- How will dumpsters and equipment be placed on a narrow or steep street?
- Does the house have hidden voids where smoke could have traveled, such as open stud bays from attic to basement?
- Can original features like trim, doors and wood floors be cleaned and kept rather than replaced?
- Does my policy cover the added cost of matching historic materials?
Common questions
- Is Manitou Springs part of Colorado Springs?
- No. It is a separate town with its own government, though it sits right next to the west side of Colorado Springs and shares the regional building department for permits.
General information for Colorado Springs, not a quote or professional advice. In an emergency, call 911.