Larimer County has developed a process that allows an Owner to obtain a permit for work that has already been done without the benefit of a building permit. Structures, additions or alterations to structures, basements constructed or finished without a building permit, or without required inspections during the construction process, are all examples of “As-Built” construction.
Structures, additions or alterations to structures, or basements constructed or finished without a building permit or without required inspections during the construction process.
Construction without inspections:
If construction has taken place without inspections, then those inspections may need to be done by licensed professionals as well as Building Division Staff. When all inspections are conducted and approved under a valid building permit an ‘As-Built’ Certificate of Observable Compliance is issued. If the owner wishes to obtain a regular Certificate of Occupancy or Letter of Completion all concealed construction must be exposed and fully inspected.
Construction without a building permit:
Prior to applying for or renewing a building permit, a life-safety inspection may need to be scheduled by the Code Compliance staff. This inspection will determine if any imminent, life-safety corrections are required and what, if any, components of the finished construction need to be verified as code-compliant by independent, licensed plumbing and heating professionals or if structural and foundation components need to be evaluated by a Colorado licensed engineer.
Also required will be proof that all required inspection approvals for electrical work have been obtained under a valid permit issued by the State Electrical Board or Larimer County Building. In some cases, a certification letter from a Colorado licensed master electrician may be acceptable. Consult with the Code Compliance Inspector you are working with.
Depending on the extent of the existing construction, a Colorado licensed master plumber and heat/vent contractor, Colorado licensed master electrician (if applicable), and/or a Colorado licensed structural engineer must visit the site, review the existing work, and complete a certification letter to be submitted for a plan review along with a permit or renewal application.
When the plan review is completed, a permit will be renewed or issued. Any structural repairs required by the licensed engineer can then be completed. Inspection staff will inspect changes required by these professionals, if any, and perform all other required inspections.
The following are sample certification forms and letters that may apply to an as-built project:
- Electrical Certification
- Engineer Certification
- Heating Certification
- Plumbing Certification
- ‘As-Built’ Life-Safety Inspection Checklist
- Agreement Concerning Existing ‘As-Built’ Construction
- ‘As-Built’ Certification of Observable Compliance
When staff or the homeowner is conducting a life-safety inspection, the ‘As-Built’ Checklist can be used as a guideline. The checklist is not meant to be all- inclusive of Building Code requirements but rather used as a guideline for inspectors to determine permit and inspection requirements for the structure. Upon request, Code Compliance staff will supply a copy of the completed checklist to the owner when a meeting is held with the owner to obtain or renew a new permit.
Code Compliance staff will meet with the property owner after the life-safety inspection to explain the permit renewal or application process. The application must include an ‘Agreement Concerning Existing ‘As-Built’ Construction’ for the structure, addition, or basement finish.
Whether it is a Building, Land Use process, or both, each division has fees that apply for their permitting and approval processes. The Building and Planning fee schedules are linked below:
**There are two additional fees that potentially may apply to as-built permits. An investigation fee, in addition to the permit fee, may be collected whenever any work for which a permit is required has been commenced without first obtaining a permit. The investigation fee is equal to the amount of the building fee. The fee may be waived if the work was completed by a previous owner. A Code Compliance Administrative Fee will apply to all as-built building permits. There are two additional fees that potentially may apply to as-built permits.
