In an effort to provide assistance in your building project, we have compiled those questions most frequently asked in our office. If you find your question is not listed, please contact the Douglas County Building Division at 303.660.7497.

• General Inspection Questions »
• Barns, Garages, and Storage Structure Questions »
  
• Basement Finish Questions »
  
• Custom Home Questions »
  
• Deck Questions »
• Roofing Questions »

General Inspection Questions

Q. What is the sequence of required inspections?
It varies depending on the type of work performed. If you are building a single family home, please consult the form entitled "Sequence of Inspections" in the single family permit informational packet. "Sequence of Inspections" is also available in the Inspections area of this web site.

If you are building a deck, you will need a deck caisson inspection before concrete is placed. Rough Frame may be required if areas of the deck framing will be concealed by finishes such as brick, stone etc., or if the deck framing cannot be viewed after the finished decking has been installed. Final Building inspection will be required when the deck is complete (including any stairs, rails, etc.). If there is new electrical work performed, you need a Rough Electric and a Final Electric inspection.

If you are remodeling a basement you may need an Underground Plumbing inspection (if underground pipes have been installed or altered), Rough Electric, Rough Frame (which includes framing, plumbing and heating), Insulation, Drywall, Final Building and Final Electric inspections.

Q. How do I request an inspection?

Simply call the Douglas County Building Division main number 303.660.7497 and select the menu option (1) for requesting inspections. Follow the instructions and request the inspection(s) desired, and be sure to stay on the line to hear that your inspection has been scheduled. If you call before 3:30 p.m. your inspection will be scheduled for the following workday. You can also schedule inspections through our on-line service once an account has been established with Douglas County.  Your account will require a user name & password.

Q. What are the days and hours that inspections are performed?
Monday through Friday, from 9:00am until scheduled inspections are completed.

Q. What if I have questions about my inspections?
You may reach the inspectors each weekday morning between 8:00 a.m. and 9:00 a.m. at 303.660.7497. You may also speak with a Plans Examiner or Senior Inspector throughout the day for general questions.

Q. Can I schedule a time for my inspections?
We are unable to give exact times for inspections due to the inspectors' very demanding schedules. As a courtesy to homeowners, inspectors attempt to give a ‘window’ of time for their inspections. Please note that this will be the inspectors best estimate of his inspection time, and could be subject to change.

Q. Do I need to be home for my inspection?
Generally, yes. We need to have an adult (18 or over) at home to grant access to your home if it is an occupied house and if the type of inspection requires entry to the home. If we are performing a deck or patio cover inspection, we will enter the backyard only if no dogs are present and written permission is left on your front door or an adult is home to grant access.

Q. How much will my permit cost?
We do not have a set fee for permits. The valuation of your job is based on the square footage. We then use the permit fee schedule that is in table 1-A of the 1997 U.B.C. We have provided a fee estimation worksheet to assist you in obtaining a approximate calculation of what your deck permit fees will be.

Q. Is there any way my permit can be expedited?
No. All permits are processed in the order received. The best way to insure that your permit will move through smoothly is to submit a complete package. Every effort is made to get your permit approved as quickly as possible.

Building Permits for Barns, Garages and Storage Structures

Q. When do I need a permit for a barn, garage or storage structure?
Whenever the structure has an area of 120 square feet or more. If a structure is to be attached to a residence or an existing structure that is attached to a residence then a permit is required no matter what the size is.

Q. What do I need to submit for a barn, garage or storage structure?

• Permit Application – Please complete all applicable areas of the application including the total square footage that is to be finished and listing any subcontractors that you will be using.

• One Set of Plans – On the plan show an exterior wall cross section from the foundation through the roof. Douglas County has foundation designs that are accepted for wood frame structures up to 1,000 square feet for slab construction and 3,000 square feet for footers or pole barns. For structures over these footages, or for structures that have been engineered, then the foundation will have to be engineered. Engineered foundations are also required for two-story structures and steel frame structures.

• One Site Plan – The site plan will need to show the location of the structure on your property and the distances to the property lines. You will need to show all other structures that are on the property.

• Driveway Permit - If you do not have a County approved access point, then a driveway will be required. A second site plan will be required showing the proposed access location.

• Architectural Control Committee - If you have an architectural control committee then a copy of their approval letter should also be submitted. You can submit without a letter, but in required areas we will hold the permit for ten working days.

Q. How long will it take to process my application?
If the permit application is complete and there are no problems with the plans, it should take seven to ten working days. Turn around times are estimates only and may vary depending on workload.

Q. How long is my permit good for?
A permit shall become invalid if the work authorized by such permit is suspended or abandoned for a period of 180 days, after the time the work has commenced.

Q. Do I need to have my permit issued for me to start working?
The code states that you must have a permit in your possession before starting any work. If we should find a problem during our plan review, you might have to demolish what you have done and start over to make it meet the code requirements.

Permits for Finishing Basements

Q. When do I need a permit for finishing my basement?
Whenever any walls are constructed or electricity is added to the basement.

Q. What do I need to submit for a basement finish permit?
Douglas County Building Permit Application. If contractors are being used they must be listed on your application at the time of submittal. If this is a homeowner permit, then the homeowner must be listed for each trade at the time of submittal.  Complete all sections that are applicable.

1. An original scaled drawing (¼” = 1’) of the basement floor plan.  The drawing must show all existing windows and sizes, doors, furnace, water heater and stairs.  All rooms must be labeled as to their intended use.  The plans must show any area that is not being finished.

2. If your home is sprinklered you will need to include written approval from the Fire District since sprinkler systems are required in finished basements.

3. If you are on a septic system we will need an approval letter from Tri-County.  This is required only if you are adding any sleeping areas in the basement.

4. All plans must be submitted on white paper in blue or black ink.

Q. How long does it take to process my application?
If the permit application is complete and there are no problems with the plans, it will normally take 7 to 10 business days to complete the entire permitting process. Turn around times are estimates only and may vary depending on work load.

Q. How long is my permit good for?
A permit is valid as long as the job is not abandoned for more than 6 months.

Q. Do I need to have my permit issued for me to start working on my basement?
Yes, you must have a permit in your possession before starting any work. Failure to do so may result in fines being assessed to the project.

Q. How much will my permit cost?
We do not have a set fee for basement finish permits. The valuation of your job is based on the square footage that is being finished. We then use the permit fee schedule that is in table 1-A of the 1997 U.B.C. We have provided a fee estimation worksheet to assist you in obtaining a approximate calculation of what your basement permit fees will be.

Q. If my basement was finished without a permit, is there a way that I can still get a permit?
Yes. You would still need to follow all of the above procedures for obtaining a building permit. You will be assessed an investigation fee for the initial inspections that will be performed on your basement. During these first inspections for framing and electrical, the inspectors would assess the work that was already completed. If they discover any difficulties they will discuss with you what will be needed to correct the problem.

Building Permits for Custom Homes

Q. What do I need to submit for a building permit?

• Permit Application– please complete all applicable areas of the application including all square footages, type of heat, and list all subcontractors.

• Site Plan- The plan should show the distance to all property lines from the structure. The drawings must be to a scale and show the location of the driveway, septic system or sewer line, and utility easements.

• One Set Of Construction Drawings- The drawings must show the floor and basement plans (all rooms to be labeled as to their use), location of all windows and doors, and framing plans for floors, roof and any decks. The size and dimensions of headers for windows and doors also must be shown. Elevations showing final grade must be included, as well as a cross section from the bottom of the foundation wall to the top of the roof. If you have purchased plans that are not site specific, you must add to or amend them to include the above items.

• Engineered Foundation Plans- A site specific engineered foundation plan is required for all residential structures. The engineer must be registered with the State of Colorado. Their stamp and signature is required on all pages of the foundation drawings. All designs must adhere to the minimum Douglas County requirements for wall reinforcement.

• Proof of Water and Sewer Availability- If you are on a metro water/sewer system you will need a letter of availability, or tap receipt, from the district. Where a septic permit is required, a copy of the permit, including the septic application, must be submitted. Septic permits are obtained from Tri-County Health Department (303-663-7650). Well permits may be obtained by contacting the State Engineer for wells (303-866-3581). A copy of the application, along with a receipt, will be accepted since there is a delay in issuing well permits. Douglas County Building Division may require that property located along the Front Range, or in the Pike / Rampart Range areas, show proof of water supply if they are on a well. This can range from demonstrating ownership of all the water rights to a test of the well to show rate of recovery. If there is less than a 1-gallon flow then installation of a cistern will be mandatory.

• Proof of Ownership- A recorded warranty deed is required as proof of ownership of the property at the time of the submittal.

• Soils Report- A current soil report for the site where the structure is to be constructed is necessary. The soil report will assist the engineer in designing the foundation. In areas of geological hazards additional engineering of the soils report may be required.

• Driveway Permit- A driveway permit, if required, can be applied for at the same time as the building permit.

• Architectural Control Committee- Submit a letter from the architectural control committee in the subdivision that you are building in if there is an active committee. When a submittal is made without the letter, the permit will be held for 10 working days. We will contact the committee and let them know that we have a permit pending in their area. After the 10 working days, if everything is complete and ready, we will issue the permit.
  
  Individual permits will not be required for electrical, plumbing, or mechanical work that is performed under this building permit. A separate permit will be required for a construction meter to be installed on the job site. 

Q. What will happen if I am missing some of the submittal items?
Missing items will cause a delay in the review and issuance of your building permit. The importance of the missing item will determine how far we can proceed with the process. Additional items, may be requested at the time of review, that are specific to an area, such as a grading permit or Fire Department approval.

Q. How long will it take to process my permit application?
We strive to process custom home permits in 2 ½ to 3 weeks. Once again, this is based on a complete submittal. The more items missing the longer it may take before you get your permit. Turn around times are estimates only and may vary depending on work load.

Q. How much will my permit cost?
Douglas County does not have a set fee for building permits. We take the total square footage of the residence to get a job valuation. With this valuation we go to the permit fee schedule that was adopted by Douglas County. There is also a plan review fee that will be charged for reviewing the plans. This can range from 30% to 65% of the permit fee. Use tax will be figured at half of the valuation times 1%.

• Driveway permits are $40.00 if applicable and there may be additional fees if you are building in the Cherry Creek basin area or the E470 corridor.

• Wildfire Mitigation Fee - $120.00 Flat Fee

• Building Fee Schedule [5KB]

• Drainage Erosion Sediment Control Fees [43KB]

• Custom Home Permit Cost [Estimation Worksheet]

Q. How long is my permit good for?
As long as work continues the permit will be valid. If the project is abandoned or suspended for a period of 180 days or more, the permit will become null and void. A new permit will have to be issued before work can be recommenced.

Q. Can I excavate before my permit is issued?
Part of the review process for your permit is approval of your site plan. Setback and building envelope limitations may mean an adjustment in your proposed building site. Therefore no excavation can take place until the final approval of your building permit.

Q. Why do I have to have a driveway permit if I am on a private road?
All driveways must be inspected for minimum access requirements. In addition, the Douglas County Wildfire Mitigation Standards require that all residences be evaluated for wildfire hazard mitigation.

Permits for a Deck

Q. When do I need a permit for building a deck?
All decks require a permit.

Q. What do I need to submit for a deck permit?

• Douglas County Building Permit Application. If a contractor is being used they must be listed on your application at the time of submittal. 

• One set of scaled (¼” = 1’) construction drawings.  All plans must be submitted on white paper in blue or black ink. This is to include floor framing plans with size and species of joists, beams and posts to be used. Can be drawn by the owner or contractor.

• Elevations (side view) showing guardrails and stairs.  Guardrails must be a minimum of 36” in height and arranged such that a 4” sphere can not pass at any point.

• One site plan showing dimensions to the property lines.

• Letter from ACC Architectural Control Committee (check your local covenants).  If you do not have a letter, please be advised that your permit will be placed on "hold" for approximately 10 working days so that we may inform the ACC in writing, unless you obtain the approval letter prior to the release of the permit.

Q. How long will it take to process my application?
If the permit application is complete and there are no problems with the plans, it should take only 7 - 10 business days. The site plan will be reviewed by Douglas County Zoning for compliance to set-backs. Turn around times are estimates only and may vary depending on work load.

Q. How long is my permit good for?
A permit is valid as long as the job is not abandoned for more than 6 months.

Q. Do I need to have my permit issued for me to start working on my deck?
The code states that you must have a permit in your possession before starting any work.

Permits for Roofing

**The permit holder shall provide a ladder, secured for safe access to the roof, on the day the inspection is requested to be performed. **

 

Q. What Code edition is Douglas County using?
2006 IBC, IRC

Q. Is a mid-roof inspection required?
Yes, but ONLY for roof systems that require a batten system such as tile or stone coated steel.  This inspection is to be performed when the roof is 25 to 50 percent complete.  DO NOT proceed beyond 50 percent complete until the inspection is performed.

Q. Do your roofing inspectors carry ladders?
No, the permit holder shall provide a ladder, secured for safe access to the roof, on the day the inspection is requested to be performed.

Q. What is the maximum number of layers of asphalt shingles permitted?
One layer is permitted, no overlay.

Q. What is the minimum wind speed rating for asphalt shingles in Douglas County?
All asphalt shingles shall carry the ASTM D-3161 rating as a minimum.

Q.  Are cedar shake re-roofs permitted?
Yes, but only in designated areas and shall be Class “C” fire resistive only.

Q.  Is ice and water shield required at the eaves?
No, but it is recommended.

Q.  Is drip edge flashing required on the eaves and rakes?
Eaves only, rake flashing is optional.

Q.  Is there a minimum size for the drip edge flashing?
Drip edge flashing shall be of sufficient size for the roof leg to lap over the roof sheathing.

Q.  Does Douglas County require high wind nailing?
No, but it is recommended in the foothill areas.