Why Permitting in Denver Metro Area Takes Forever (And How We Make It Easier)
Thinking about a remodel? Before the first wall comes down, let’s talk permits. The Denver Metro area isn’t a one-size-fits-all when it comes to permitting. Every city has its own rules, timelines, and fees, and knowing what you’re up against can save you a ton of frustration (and possibly some gray hairs).
Step 1: Figure Out Where You Are
First things first—where’s your house? The permitting process varies depending on whether you’re in Denver, Englewood, Centennial, Cherry Hills Village, or Jefferson County.
Denver is known for slow approvals, but at least the fees are lower compared to other cities. A basement remodel permit in Denver might be around $600, while in Centennial, the same permit could cost three times as much. So, do you want to wait longer and pay less, or get it faster and shell out more? Pick your battle.
If your home is in a Landmark district, the process just got even more interesting. Landmark Preservation has to sign off on any exterior changes to keep historic homes looking… well, historic. More on that here.
Live in an HOA? Buckle up. Your plans might have to go through an additional approval process. Cherry Hills Village, for example, has its own architectural review committee, which makes sure everything stays picture-perfect. That means even if the city says “yes,” your HOA might still say, “Not so fast.”
Step 2: What Kind of Permit Do You Need?
Not every project requires a full building permit.
Moving walls? You need a building permit.
Keeping everything in place but updating finishes? You might only need electrical, plumbing, or mechanical permits. These are much easier to get and can be pulled by a licensed contractor without a long approval process.
Step 3: Are There Structural or Exterior Changes?
If your project includes structural changes, you’ll need an engineer’s letter or stamped drawings, which will add to the review time.
Doing any exterior work? Even something as small as an egress window means zoning will require a site plan. And if that window well is too close to the property line, you may need a professional site survey (which is basically a site plan, but with elevation points and a much bigger price tag).
Building an addition? On top of everything else, you will need to provide a bulk plane analysis to show that your project stays within setback and height restrictions.
Here’s an example when you hit a “jackpot”: you’re building an addition in a neighborhood like Country Club. This means that you’ll need architectural drawings, a site plan, a site survey, possibly a soils testing, and a bulk plane analysis. But before you can even submit for a building permit, you have to go through Landmark Preservation. And if your project is big enough, congratulations—you get to present it at a public hearing where your neighbors or city enthusiasts can weigh in. Yes, they might have opinions on your house.
How We Handle It
– Submit the Paperwork & Plans
We handle the drawings and paperwork so you don’t have to. The plans need to reference the right building codes to show the city we know what we’re doing (and we do!). For example, a simple insulation note might read: “Draft stopping shall comply with 2021 IRC Section R302.123.” Sounds simple, right? Except the building code changes all the time, and part of our job is keeping up with it.
– Address the Comments
If the city sends back comments (and they probably will), we handle the revisions and resubmit. The first round of review almost always comes with requests for more details, clarifications, or minor tweaks. The architectural drawings need to be modified, and all the changes need to be bubbled.
– Get the Permit
Yay! Only six months and we got it! Just kidding. Or maybe not. Timelines vary depending on the city’s workload and project specifics. We’ve seen cases move quickly, and we’ve seen cases get… stuck (cough…COVID delays…cough). But we keep the process moving so you don’t have to.
– Inspections
Once construction starts, the work isn’t officially done until it passes inspections. The city will check foundation, framing, electrical, plumbing, and the final work before giving approval. Once that happens, you’re all set!
So, Is It Easy?
We’d love to say yes, but the truth is—it depends. The permitting process can be quick and painless, or it can feel like an endless waiting game. It all comes down to where you are, what you’re doing, and how busy the city is.
The good news? We handle everything so you don’t have to stress. From the first step to the final approval, we make sure your permits go through as smoothly as possible.
Got a project in mind? Let’s talk.