Rebuilding after the Alexander Mountain Fire
STEP ONE: Determine if you want to rebuild
- Do you want to rebuild? There are many emotional, financial and family considerations
- What do you want to build in place of your lost cabin, home or other structure?
- Do you have enough funds from insurance, savings or a loan to rebuild?
- If you don’t have enough funds to do what you really want, what can you afford to build?
STEP TWO: Determine if you can rebuild
Do you have a legal lot? Are there any development, land use or zoning restrictions? Did you have more than one cabin or home on your property? Did you have a commercial use? Were any buildings too close to property lines, roads, streams or creeks, or in an easement? You may need a Non-conforming Determination to rebuild. Call Larimer County Planning at 970-498-7679 or email planning@larimer.org for help.
STEP THREE: Sketch out your plans
You may want to hire a draftsperson, designer or architect at this stage, use computer-assisted drawing software, sketch it yourself on graph paper, or work with a contractor (see STEP FIVE). You need to get your ideas in some focus before licensed professionals can take you to the next step.
STEP FOUR: Hire a licensed Colorado Professional Engineer
The Alexander Mountain Fire area is in a designated High Wind area and is subject to heavy snow and steep slopes. There are no prescriptive rules in the County’s adopted Building Code (2021 International Residential Code) for these design loads; all structural plans must be designed and stamped by a state-licensed professional engineer (PE). An architect is not required but is optional and may be helpful.
STEP FIVE: Hire a Larimer County-licensed General Contractor
If you are knowledgeable about construction, have the time, energy, and temperament, you can act as the Owner/General Contractor. If not, you need to hire a Larimer County-licensed General Contractor, minimum Class C. State law allows owners to do their own plumbing and electrical work on their own homes. Anyone hired to do plumbing or electrical work must have their proper state license.
More contractor licensing information
STEP SIX: Apply for a Building Permit Fee Reduction
If the Board of County Commissioners approves a rebuild and cleanup program, you may be eligible for a building permit fee reduction if you as the owner at the time of the fire were uninsured or underinsured (almost everyone is). Please submit a completed application either before you apply for a building permit or with your building permit application. The fee reduction deadline and maximum amount will be set by the Commissioners. After the Cameron Peak Fire, the deadline was approximately three years. Destroyed homes were eligible for up to $1,000 in fee reductions, with up to $500 for outbuildings ($1,000 max per property).
STEP SEVEN: Apply for your Building Permit
New work must comply with current minimum building, electrical and energy code requirements. Under the 2021 codes currently in effect, new and replacement dwelling units require an electrical circuit for future installation of an Electric Vehicle charging station (if there is an attached garage/carport), a circuit for a rooftop solar photovoltaic system, and a radon mitigation system. All roof coverings must be Class A fire-rated; if asphalt shingles are installed, they must be Class 4 impact-resistant. At this time, the 2024 codes are projected to take effect on January 1, 2026.
More Information on Building Codes
The Alexander Mountain Fire occurred within the Loveland Wildfire Hazard Area. Additional rebuilding requirements include noncombustible siding, eaves, soffits, underfloor areas, rain gutters, downspouts and decking, rules for exterior doors, windows, fencing, attic vent screening, fuels management and landscaping. An separate construction permit and inspections are required from Loveland Fire Rescue Authority.
Contact LFRA Community Safety Division for help: (970) 962-2537 or email eplan-fire@LFRA.org
For homes with primary heat sources (gas or electric, not woodstoves) the code requires substantial wall, roof, and floor insulation, one additional energy efficiency option, early involvement of an air leakage tester, air leakage, duct and whole house mechanical ventilation fan testing, efficient lighting and lighting controls.
Contact our Building Staff on Call for help: (970) 498-7660 or Building@larimer.org.
STEP EIGHT: Apply for any other permits you might need
- Do you need a septic repair/replacement permit? Contact Larimer County Department of Health and Environment at 970-498-6775.
- Do you need a Non-conforming Determination? A setback variance? Any other Land Use approval? Contact Larimer County Planning at 970-498-7679.
STEP NINE: Get your building permit issued
As your building permit application progresses through the review process, each reviewing department will reach out with their questions. Depending on your project, reviewing departments besides Building could include Planning, Health, Engineering, and more. It is important for you and/or your licensed contractor to stay engaged, look for these emails and phone calls, answer any questions and keep your permit progressing through review to be issued. It can take five weeks until first plan review, but we will fast track permit applications to replace primary residences. Once plans are approved, one of our permit technicians will contact you to collect any fees due, make sure any contractors are licensed, and all documents are in order so they can issue the permit.
STEP TEN: Do the work and call for all required inspections along the way
- Obtain all required inspection approvals including final inspection.
- Receive your Certificate of Occupancy or Letter of Completion.
- Enjoy your replacement home. YOU’RE DONE!
