Denver Building Permits: What Needs a Permit and How to Get One (2026)
In This Guide
Building permits are the part of home improvement nobody gets excited about. But in Denver, they matter more than most homeowners realize. Unpermitted work affects home value, insurance coverage, sale ability, and safety. This guide explains exactly what needs a permit in Denver, what doesn't, how much permits cost, and what happens if you skip them.
This covers Denver proper and provides general guidance for Aurora, Lakewood, Arvada, Westminster, Thornton, Centennial, Highlands Ranch, Boulder, Castle Rock, and Parker. Each municipality has its own permit office but requirements are broadly similar across the Front Range.
What Needs a Permit in Denver
Always Needs a Permit
| Project | Permit Type | Typical Cost |
|---|---|---|
| Basement finishing | Building | $500-1,500 |
| Roof replacement | Building | $150-400 |
| Deck construction/replacement | Building | $200-600 |
| Adding/moving walls | Building | $300-800 |
| New bathroom/kitchen plumbing | Plumbing | $100-400 |
| Electrical panel upgrade | Electrical | $100-300 |
| New circuits/outlets | Electrical | $75-200 |
| Water heater replacement | Plumbing/Mechanical | $75-150 |
| Furnace/AC replacement | Mechanical | $75-200 |
| Window replacement (different size) | Building | $100-300 |
| Fence over 6 feet | Building | $75-200 |
| Siding replacement | Building | $100-300 |
| ADU/garage conversion | Building + Zoning | $1,000-3,000 |
| Driveway replacement | Right-of-Way | $100-300 |
Sometimes Needs a Permit
- Window replacement (same size, same location): Denver technically requires a permit even for same-size replacement, though enforcement varies. Aurora and Lakewood may not require permits for exact-size replacements.
- Fence (6 feet and under): No permit needed in Denver if under 6 feet in the rear yard and meeting setback requirements. Front yard fences have height restrictions (4 feet in most zones).
- Retaining walls under 4 feet: No permit if under 4 feet and not supporting a surcharge (like a driveway above).
What Doesn't Need a Permit
- Interior and exterior painting
- Flooring replacement (carpet, tile, LVP, hardwood)
- Cabinet replacement or refinishing (no plumbing/electrical changes)
- Countertop replacement (no plumbing relocation)
- Drywall repair and patching
- Fixture swaps (light fixtures, faucets, toilets, in same location)
- Hardware replacement (door knobs, hinges, cabinet pulls)
- Landscaping and gardening
- Gutter installation/replacement
- Appliance replacement (same location, no gas line changes)
Key distinction: Swapping a toilet in the same location = no permit. Moving a toilet to a different location = permit required. Same principle applies to sinks, showers, and electrical outlets.
Permit Costs
Denver permit fees are based on project valuation:
| Project Value | Permit Fee (Approximate) |
|---|---|
| $1,000-5,000 | $75-200 |
| $5,000-25,000 | $200-600 |
| $25,000-50,000 | $600-1,200 |
| $50,000-100,000 | $1,200-2,500 |
| $100,000+ | $2,500+ |
Additional fees may include: plan review ($50-500), zoning review ($50-200), and inspection fees (usually included in permit fee). Denver also charges a Use Tax (3.65% of material costs) collected at permit issuance.
How to Apply
Denver Online Portal (Accela)
Denver uses the Accela Citizen Access portal for permit applications:
- Create an account at denvergov.org/permits
- Select permit type (building, electrical, plumbing, mechanical)
- Enter project details, contractor information, and property address
- Upload required documents (plans, contractor license, insurance)
- Pay fees online
- Receive permit number and schedule review
Simple permits (roof replacement, water heater, furnace) are often approved same-day or next-day through the express review process.
Complex permits (basement finish, additions, ADUs) require plan review that takes 2-6 weeks. Revisions and resubmittals can add additional weeks.
In-Person Option
Denver's Permit Counter at Webb Municipal Building (201 W Colfax, 2nd Floor) accepts walk-in applications for simple permits. Hours: Monday-Friday, 7:30 AM - 3:30 PM. Bring: project description, contractor info, property address, and payment.
The Inspection Process
Permitted work requires inspections at key stages:
| Inspection | When | What They Check |
|---|---|---|
| Footing/Foundation | Before pouring concrete | Depth, width, reinforcement, soil condition |
| Framing | After framing, before drywall | Structural connections, blocking, fire stops |
| Electrical rough-in | Before covering walls | Wire sizing, box fill, GFCI/AFCI, grounding |
| Plumbing rough-in | Before covering walls | Pipe sizing, venting, water test |
| Mechanical | After HVAC install | Ductwork, gas connections, ventilation |
| Insulation | After insulation, before drywall | R-value, vapor barrier, coverage |
| Final | Project completion | Everything: safety, code compliance, finishes |
Schedule inspections through the Accela portal or by calling 311. Denver typically schedules inspections within 1-3 business days of request. You (or your contractor) must be present.
What Happens Without a Permit
Skipping permits saves a few hundred dollars upfront but creates significant long-term risk:
- Sale complications: Buyers' inspectors and appraisers identify unpermitted work. It must be disclosed, reduces home value, and may require retroactive permitting or removal.
- Retroactive permits: Denver can require you to open walls for inspection, permit the work after the fact (at double the normal fee), or remove the work entirely.
- Insurance: If a fire or flood originates from unpermitted work (electrical, plumbing), your insurer may deny the claim.
- Safety: Permits exist to ensure code compliance. Improperly wired electrical, inadequate structural support, and missing fire stops are genuine safety hazards.
- Fines: Denver code enforcement can issue fines of $150-999 per violation for unpermitted work, plus require you to obtain the permit and bring work to code.
HOA vs City Requirements
HOA approval and city permits are separate processes. You may need both.
- City permit: Required for structural, electrical, plumbing, and mechanical work. Ensures safety and code compliance.
- HOA approval: Required for exterior changes visible from the street. Ensures aesthetic compliance with community standards.
- Get HOA approval first. Nothing worse than pulling a city permit and starting work, only to have your HOA issue a stop-work notice because you didn't submit to the Architectural Review Committee.
Contractor Permits vs Homeowner Permits
In Denver, homeowners CAN pull their own permits for work on their primary residence. However:
- Contractor-pulled permits: The contractor is responsible for code compliance and passing inspections. If work fails, they fix it at their cost.
- Homeowner-pulled permits: YOU are responsible for code compliance. If an inspector fails your work, you fix it at your cost. You're also certifying the work meets code, which has liability implications.
- Recommendation: For any work involving electrical, plumbing, gas, or structural, let a licensed contractor pull the permit. The liability protection alone is worth it.
Common Denver Permit Issues
- Zoning setbacks: Denver zoning requires setbacks from property lines (varies by zone). Decks, additions, and fences near property lines often trigger zoning review.
- Historic districts: If your home is in a Denver landmark district (Baker, Curtis Park, Highlands, etc.), additional Landmark Preservation review is required for exterior changes. Adds 4-8 weeks.
- ADU regulations: Denver allows ADUs in most residential zones but has specific requirements for parking, design, and owner-occupancy. Check current rules as they've been evolving.
- Solar permits: Solar panel installations require electrical permits. Many solar companies handle this, but verify before signing.
- Expired permits: Denver permits expire after 180 days of inactivity. If your project stalls, renew the permit before it expires to avoid re-application.
Timeline Expectations
| Permit Type | Review Time | Notes |
|---|---|---|
| Express (roof, water heater, furnace) | Same day - 3 days | Simple scope, standard work |
| Standard (deck, fence, minor remodel) | 1-3 weeks | Plan review required |
| Complex (basement, addition, ADU) | 3-8 weeks | Multiple reviews, possible revisions |
| Landmark district | Add 4-8 weeks | Additional preservation review |
Pro tip: submit permit applications 4-6 weeks before your planned start date. Waiting until you're ready to start, then discovering a 3-week review period, delays everything.
Need help navigating Denver permits? Call Trustie Services at (720) 213-5521. We handle permits for all our projects across the Denver metro.
Ready to Get Started?
Text a photo for a free quote. We reply with a price in minutes. Serving Denver, Aurora, Lakewood, Boulder, and 50+ Colorado cities.
📱 Call (720) 213-5521Related Denver Services
Denver Permit Fees: Exact Costs by Project Type in 2026
Denver's permit fee structure confuses everyone, including some contractors. Here's the actual breakdown based on Denver Community Planning and Development's current fee schedule, updated for 2026.
Building Permits are calculated based on project valuation. The base fee is $75 plus $12.50 per $1,000 of construction value. So a $40,000 basement finish costs roughly $75 + (40 × $12.50) = $575 in permit fees. A $15,000 bathroom remodel runs about $262. A $200,000 new home addition hits $2,575.
Plan Review Fees add 65% of the building permit fee for residential projects. Using our basement example: $575 × 0.65 = $374 in plan review. Total permit cost for a $40,000 basement: roughly $949. Plan review takes 2-4 weeks for residential projects, though expedited review (3-5 business days) is available for an additional 50% surcharge.
Electrical, Plumbing, and Mechanical Permits are separate from the building permit and have their own fee schedules. Electrical permits run $65-$300 depending on the number of circuits. Plumbing permits: $65-$250 based on fixtures. Mechanical (HVAC): $65-$200. For a full basement finish with bathroom, you're looking at an additional $250-$600 across all three trades.
Projects That DON'T Need Permits in Denver: Cosmetic updates (painting, flooring, countertop replacement), replacing fixtures in the same location, cabinet refinishing, landscaping under 30 inches in height, fences under 6 feet in residential zones, and roof replacement with the same materials (though your roofer should verify). When in doubt, call 311 — Denver's information line can confirm whether your specific project needs a permit.
Need help navigating Denver's permit process? Call Trustie Services at (720) 213-5521. We handle permit applications for our clients — no extra charge on projects over $10,000.
Common Denver Permit Mistakes That Delay Projects
We've seen hundreds of permit applications in Denver, and these four mistakes cause 80% of all delays. First, incomplete applications — Denver CPD rejects roughly 30% of first submissions for missing information like site plans, contractor license numbers, or property legal descriptions. Second, wrong permit type — homeowners often apply for a "repair" permit when the scope actually requires a "remodel" permit, triggering a restart. Third, starting work before permit approval — Denver inspectors drive neighborhoods and will issue stop-work orders that add 2-4 weeks to your timeline. Fourth, not scheduling inspections in sequence — each trade inspection must pass before the next phase begins, and Denver inspectors are booked 5-10 business days out during peak season.
Pro tip: Denver offers online permit applications through the Accela Citizen Access portal. Online applications typically process 3-5 days faster than paper submissions because they route directly to the correct reviewer. Create your account at denvergov.org/permits before you need it — account verification takes 24-48 hours.
Frequently Asked Questions
If the remodel involves plumbing changes (moving fixtures, adding a shower) or electrical work, yes. Cosmetic updates (paint, new vanity in same location, new fixtures in same location) do not need permits.
Fees are based on project value. Small projects ($1,000-5,000): $75-200. Medium ($5,000-25,000): $200-600. Large ($25,000-100,000): $600-2,500. Plus Denver Use Tax of 3.65% on materials.
Express permits (roof, furnace, water heater): same day to 3 days. Standard permits (deck, minor remodel): 1-3 weeks. Complex permits (basement, addition, ADU): 3-8 weeks. Historic districts add 4-8 weeks.
Risks include: fines ($150-999 per violation), required retroactive permitting at double the fee, insurance claim denial, sale complications, reduced home value, and potentially being required to remove unpermitted work.
Yes, homeowners can pull permits for work on their primary residence. However, you become responsible for code compliance. For electrical, plumbing, gas, or structural work, having a licensed contractor pull the permit provides important liability protection.
Yes. Denver requires building permits for roof replacement. Cost: $150-400. Your roofing contractor should handle the permit application and post-installation inspection. Most roof permits are processed through express review (1-3 days).
