Who does what

Building permits and inspections
Pikes Peak Regional Building Department for Colorado Springs, unincorporated El Paso County and several participating towns; confirm for your address
Zoning and land use
The City of Colorado Springs for city addresses; El Paso County planning for unincorporated areas; each town for its own limits
Septic and wells
El Paso County Public Health for septic permits; the state for well matters
Floodplain questions
Ask the regional building department and the city or county floodplain staff

Getting started on permits

  1. Confirm the jurisdiction

    A Colorado Springs mailing address doesn't mean the property is inside city limits. Check the county assessor's record or ask the regional building department.

  2. Separate cleanup from construction

    Cleaning soot, removing contents and drying usually don't need permits. Structural repairs, electrical, plumbing, mechanical and roofing work generally do.

  3. Have the contractor pull permits

    Licensed contractors normally obtain permits for their trades. Ask to see each permit and keep copies.

  4. Plan inspections into the schedule

    Framing, electrical, plumbing and insulation inspections happen before walls close. Missing one can mean reopening finished drywall.

  5. Close out the permits

    Get final inspections signed off. Open permits can cause trouble with insurers, lenders and future buyers.

Does this part of the job likely need a permit?

These are general expectations. The regional building department has the final word.

  • IfReplacing burned framing, joists or roof structureThenExpect a building permit and inspections.
  • IfRewiring circuits or replacing a fire-damaged panelThenExpect an electrical permit, done by a licensed electrician.
  • IfReplacing a furnace, water heater or gas linesThenExpect a mechanical or plumbing permit.
  • IfReroofing after fire or ember damageThenRoofing commonly needs a permit; ask about fire-rating requirements for your area.
  • IfCleaning, painting and replacing carpetThenUsually no permit, but confirm if walls or ceilings are being replaced.

Code upgrades and your insurance

Rebuilding to current code can cost more than restoring what was there, especially in an older house. Many policies include a limited amount of ordinance or law coverage for exactly this reason. Ask your adjuster how much you have and whether upgrades required by the permit, such as new smoke alarms, electrical changes or fire-rated roofing, fall under it.

Keep a folder with every permit, inspection card and approved plan set. Those papers support the claim, satisfy your lender and answer a future buyer's questions about the rebuild.

General information for Colorado Springs, not a quote or professional advice. In an emergency, call 911.