Non-conforming Buildings, Structures, and Uses
A “nonconforming” building, structure, use or lot is one that was legal and conformed to the County Land Use and Building Codes at the time it was established, or predated those codes, but no longer conforms to updated regulations.
If a nonconforming building, structure, or use is damaged by 50 percent or more of its value by a fire, the property owner may only repair or replace the nonconforming building or structure if they submit a complete building permit application within one year or during a cleanup and rebuild program if approved by county commissioners. The nonconforming building or structure may only be replaced in the same location, size, and character as the original.
Building Permits
A building permit is required for all new and replacement homes, cabins, barns, garages, and sheds over 200 square feet in floor area, including rebuilding in the fire area. Some repair work may not need a permit. New construction must follow the currently adopted building codes (2021 International Residential Code with local amendments at this time). Because the fire area is also a High Wind/heavy snow area, engineered structural plans are required. An engineer will need to assess a burned foundation if you want to reuse it rather than pour a new one. You also need a construction permit from Loveland Fire Rescue Authority to comply with their Wildfire Hazard Area rules. Information about the 2021 building codes and County code amendments, and more information is on our website. Please contact us at (970) 498-7660 or building@larimer.org with any questions about rebuilding.
For new or remodeled structures, the following information is required:
- 1 completed building permit application form
- 3 copies of a plot plan
- 2 copies of building plans including floor plans, structural plans stamped by a licensed Colorado Professional Engineer (PE), elevations from all sides, sections/details, energy code plans.
Plans will be routed to the Larimer County Building and Planning Divisions, and Engineering and Health and Environment Departments to verify compliance with items including building codes, setbacks, floodplain regulations, and onsite wastewater treatment system requirements. Electrical plans are only required for installing a 400 amp or greater service.
After plans are reviewed, plans examiners will contact you for any corrections required. Once plans are approved, permit technicians will complete their review, invoice fees, and notify you that the permit is ready to issue. Once the permit is issued, construction may begin.
Hiring Contractors, Electricians, Plumbers and Others
A licensed contractor is required for construction in Larimer County, except for a homeowner working on their own home. A homeowner may also do electrical and plumbing work on their own home; anyone hired must have a state electrical or plumbing license. Volunteer agencies must be licensed.
Contractor licensing is to protect you from possible opportunists who may take advantage of people after a fire. Unlicensed contractors may lack insurance, experience, and knowledge. You could be left responsible for incomplete, unapproved, shoddy, or even dangerous work.
Please check with the county Building Division and state agencies before hiring anyone. Insist on seeing their contractor’s license, insurance, and building permit before they begin. Do not sign a blank contract. Get everything in writing. Final payment should wait until you receive final inspection approval.
