Building Inspections

Community Development Offices - System Update on November 25 & 26, 2024

The Larimer County Community Development Department (Building, Planning, Code Compliance) will conduct a system update on November 25 & 26. This update also affects groups outside of Community Development, including the Weeds District and Engineering. The Online Customer Portal is part of this update and will not be available. No inspections or permitting will take place online. Inspections will be performed on Monday, November 25. Staff on call will be available, but we cannot initiate new permits, code cases or zoning files or look up information regarding existing permits, code cases or zoning files, etc. Thank you for your understanding and we apologize for any inconvenience.

 

The building permit card must be posted on the job site. The address number must be posted at the County Road or street. Your copy of the approved plans must be on the job site for the inspector's review for the inspection to be performed.

A  re-inspection fee will be required if the permit card and plans are not on site for the inspection. This is for the inspector's time and extra trip required returning for inspection. The Building Inspector may also assess the re-inspection fee in cases of repeated trips on correction notices or as deemed necessary.

Most areas of Larimer County are inspected daily. There is one area (area 5) that is Monday, Tuesday and Thursday only, while another (area 6) is Wednesday and Friday only. See a map of the inspection areas. If you are not sure which area applies to your permit, call our offices at (970) 498-7700. To request an inspection please call (970) 498-7697 or use our online Customer Access Portal. You must have the permit and IVR numbers to schedule inspections via phone only. The IVR number can be found in the upper right hand corner of the permit card.

Requests confirmed before 11:59 PM can be done the next working day. Requests received at 12:00 AM or later will be conducted no earlier than the day after the next working day.

AM or PM scheduling requests will ONLY be considered for inspections when concrete must be scheduled or when someone is required to be home for inspector access. While we try to honor time requests, the amount, type and spacing of all inspections means we cannot always accommodate requests. Please call your inspector between 8 and 8:30 am to confirm your inspection time and/or check the portal to look at “today’s inspections.”

Specifically, we will only consider AM or PM requests for these inspection types:

·       Footings

·       Foundation

·       Underground plumbing, gas line, HVAC or radon mitigation

·       Structural Slab

·       Slab insulation

·       Miscellaneous permit interior inspections (boiler, furnace, fireplace, water heater, etc.)

Before requesting an inspection, items to be completed are listed below:

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  • Property pins located
  • Concrete forms, placed on undisturbed soil, installed as shown on approved drawings. Reinforcing steel, in place, supported and splices tied. (Concrete cannot be placed before inspection approval)
  • Caissons must be inspected by the engineer of record, with a wet-stamped letter approving the caissons given to the inspector.
  • If an open hole inspection is required by your design engineer or county plans examiner, you need to contact that engineer or hire one to perform an inspection after the crawl space or basement is excavated and prior to forming footing to make sure the soil and water table are per design perimeters.
  • At the time of footing and setback inspection, if you are in a Wildfire hazard Area, the initial Wildfire Inspection is required. Wildfire inspections should be scheduled with the Wildfire Safety Coordinator at 970-498-5388 or 970-498-7683.
  • This inspection is done after the foundation walls have been formed and the reinforcing steel is installed, but also prior to pouring concrete.
  • Concrete forms, leveled and plumb, installed as shown on approved drawings. Reinforcing steel, in place, supported and splices tied. (Concrete cannot be poured before inspection approval)
  • If a survey certification is required for the setback inspection, the surveyor’s stamped letter must be provided to the building division at or before the foundation inspection showing the building is located per the approved site plan. Foundations may not be poured until setbacks are approved.
  • Certification forms required from contractor that dampproofing and exterior perimeter drain installed per code and need to be submitted at the time of framing inspection.
  • Underground plumbing inspection is required after all drain, waste, and vent pipe (below and up to grade) is in place, visible and under test.
  • The water supply line is to be stubbed into basement or crawlspace.
  • Wrap all plumbing where it will penetrate slab.
  • The drain, waste, and vent piping shall be tested with water or air:
    • Water test – The water test shall be applied to the drain, waste and vent system either in its entirety or in sections. If applied to the entire system, all openings in the piping shall be tightly closed, except the highest opening, and the system filled with water, but no section shall be tested with less than a ten (10) foot head of water. The water shall be kept in the system, or in the portion under test, for at least 15 minutes before inspection starts. The system shall not show evidence of leakage.
    • Air test – The air test shall be made by attaching an air compressor testing apparatus to any suitable opening, and, after closing all other openings to the system, forcing air into the system until there is a uniform gauge pressure of five pounds per square inch. The pressure shall hold without introduction of additional air for a period of at least 15 minutes before inspection starts.
  • If a radon mitigation system is required (see conditions of approval on permit card) the subslab work must be ready at the time of underground plumbing inspection. The floor slab cannot be poured until this is completed. Radon pipe rough-in must be inspected prior to or concurrent with framing.
  • If you have a walk-out basement or radiant floor heat, slab insulation is required by the Energy Code. The perimeter insulation must be ready at the time of underground plumbing inspection and the foundation cannot be backfilled until this is approved.

Narrow wall bracing inspection is required where less than 2 feet of structural wood sheathing is installed by garage or window opening. Inspection called for before weather barrier and siding installed and certification on sheathing fasteners signed and on site. In addition, porch roof or deck framing (such as columns that may be wrapped or roofs that may be soffited) must be inspected before being covered.

  • Required on all new homes or when listed as one of the conditions of approval of the subdivision.
  • Inspection of all below slab radon piping before slab is poured.
  • Remainder of radon mitigation inspection will be inspected at time of rough-in inspections.
  • Inspections of interior slabs are only required when the slab is poured monolithically with the foundation wall; when the slab requires reinforcing in excess of 6x6 10/10 w.w.m.; or when building equipment, conduit, piping accessories, and other ancillary equipment items exist in-slab and under- slab. (Exterior flatwork including driveways is exempt.)
  • All items to be placed in slab are in place and soil is compacted.
  • Concrete cannot be poured before inspection approval.
  • Top out inspection to be made after all required drain, waste and vent piping is in place and prior to or concurrent with the framing inspection.
  • The drain, waste and vent piping shall be tested with water or air. (See underground Plumbing for test information.)
  • This inspection shall be done before or during framing inspection, after the flue vent, heat ducts, and heater combustion air and exhaust ducts are in place.
  • Clearances and venting shall be as required per the manufacturer's installation instructions, which must be at the job site for inspection.
  • Heating and cooling equipment sized per Manual J and ducts per Manual D.
  • Rough Piping Inspection – This inspection shall be made after all gas piping, fittings, unions, and valves authorized by the permit has been installed, and before any such piping has been covered or concealed, or any fixture or appliance has been attached thereto. This inspection shall include a determination that the gas piping size, material, and installation meet the requirements of the Code. A pressure test must be performed by the owner. This pressure test, including pressure gauge, is supplied and installed by the owner and checked by the Inspector. The gas piping shall stand a pressure of 10 pounds per square inch gauge pressure. To verify no leaks exist on the line, the 10 pounds must not fluctuate and the inspection will not pass if the gauge is at 12 pounds or 8 pounds (i.e. 10 pounds must exist—no more, no less). For propane from tank to house pressure regulator, 30 pounds required if any joints exist in the line. Provide 18" depth for copper, polyethylene pipe (PE requires an 18 ga. tracer wire or metal tape), and factory wrapped black iron. (Field-wrapped pipe cannot be installed underground.) If using an elevated pressure system (2 psi or greater meter set), a 30# pressure test is required upstream of the regulator. Regulator will be checked at final.
  • Final Piping Inspection – This inspection shall be performed after all gas piping authorized by the permit has been installed and all fixtures, appliances or shut-off valves have been attached thereto. A shut-off valve for each appliance and at outside of mobile home is required.
  • This inspection is done before or concurrently with the frame inspection.
  • Woodburning fireplaces must comply with county clean-burning emissions requirements.
  • Zero clearance fireplace or wood stove vent inspections will be made during heating and vent inspection.
  • Masonry fireplace inspections (a) firebox, throat and damper are in place, and the first flue tile is ready to be set; and (b) after all flue tile is in place before capping.
  • Wood stove chimney to be installed and inspected at time of heat and vent inspections. The wood stove must be in place at time of final inspection or vent capped off in a finished manner. Listed wood stove installation instructions must be on site for final inspection so clearance to combustibles and venting can be verified.
  • Clearances to combustibles can only be reduced with a listed reduced clearance assembly (i.e. from Durrock TM or Wonderboard TM), or the manufacturer's listing.
  • If required, the fire sprinkler system is to be inspected and approved by the fire department having jurisdiction or by county for P2904 systems (before frame inspection is called for). Check subdivision status sheet to see if sprinklers are required and what type is needed.
  • This is done after the structure’s walls, windows, floors, and other framing members are in place and after the exterior sheathing has been installed.
  • Roofing complete, fire blocking and bracing are in place.
  • Stamped truss engineer's drawings and truss layout must be with county-approved plans for inspector to check truss bracing.
  • All of the sub-systems such as plumbing, mechanical, radon, and rough electrical, must be inspected prior to the installation of insulation, interior sheathing and wallboard.
  • All structural lumber must be graded.
  • All required engineer's letters on footings and foundation, and perimeter drain, dampproofing/waterproofing, roof and wall certifications must be on site for inspector.
  • After the framing is approved and prior to placement of exterior claddings, a home energy certifier must be employed to verify the weather-resistive barrier/air sealing is installed per the manufacturers and energy code requirements.
  • Called after roofing completed and need to leave proof of Class A or B label in the foothills or mountains and Class A, B, or C along the front range.
  • Certification letter from roofing contractor that roof fasteners installed per manufacturer's requirement for appropriate wind speeds of Larimer County and roof ice barrier was used in the high wind area.
  • After frame, rough-ins, electrical inspections are approved or authorized to insulate by your inspector, and U-factor labels left on windows and skylight until insulation inspection approved.
  • All walls insulated and all penetrations to the building enveloped sealed, caulked, gasketed weatherstripped or otherwise sealed at the following: All joints, seams and penetrations; Site-built windows, doors and skylights; Openings between window and door assemblies and their respective jambs and framing; Utility penetrations; Dropped ceilings or chases adjacent to the thermal envelope; Knee walls; Walls and ceilings separating the garage from conditioned spaces; Behind tubs and showers on exterior walls; Common walls between dwelling units; Attic access openings; Rim joists junction; and Other sources of infiltration, such as, recessed lights must meet one of the following conditions: Type 1c rated with no penetrations between the inside of the light fixture and ceiling cavity. Type 1c or non-1c rated and installed in a sealed box constructed from gypsum wallboard or other approved assembly. Type 1c rated, tested and labeled to being "airtight".
  • Class I or II vapor retarders must be installed on the interior "warm-in-winter" side of all non-vented framed ceilings, walls and floors. Typical methods used are: Kraft-faced insulation, polyethylene sheeting and vapor retarder primers/paints.
  • Supply ducts located within unconditioned crawlspaces, basements, attics, and framed wall cavities shall be insulated to R-8 and return-air must be insulated to R-60.
  • All duct joints, longitudinal and transverse seams, and connections in ductwork, shall be securely fastened and sealed with welds, gaskets, mastics (adhesives), mastic-plus-embedded-fabric systems or tapes. Tapes and mastics used to seal ductwork shall be listed and labeled in accordance with UL 181A or UL 181B. Duct connections to flanges or air distribution system shall be sealed and mechanically fastened. Unlisted duct tape is not permitted as a sealant on any metal ducts.
  • Blown attic insulation will be inspected at final inspection, as will exposed insulation blankets attached to unfinished concrete walls in the basement and crawl spaces.
  • Do not cover any unresolved corrections from previous inspections.
  • Required only where fire-resistive-rated construction is required on garage ceilings if there is habitable space above, between dwelling units and when exterior walls within three feet of property line or gypsum shear walls are required by design engineer.
  • Firewalls when required to be inspected will be made after gypsum board is in place, but before plaster or gypsum board joints and fasteners are taped and finished.
  • All wood residential structures will be required to have a weather-resistive barrier.
  • First Certification letter certifying that the installer wrapped windows, doors, and wood sheathing according to ICC acceptance criteria and their manufacturer's installation requirement.
  • Second Certification letter is certifying that the sealant is installed per ICC acceptance criteria and their manufacturer's installation requirement.
  • Final Inspection – this inspection is done after finish grading, all plumbing fixtures set, heating equipment set and working, blower door test approval, final electric inspection signed off by a Larimer County Electrical Inspector, and the building is completed and ready for occupancy. All applicable conditions of approval, such as drainage certification, radon test, County Health & Environment approval (if on septic) and fire-sprinkler approval by fire departments when required, must be provided for certificate of occupancy (Carpet and other floor coverings, trim and doors except to garage do not need to be completed for full CO.) 
  • Temporary Certificates of Occupancy (TCO) may be issued, but only when all life-safety issues have been addressed and a TCO fee paid.
  • There will be a $600 fee for temporary certificate of occupancy. A Temporary Certificate of Occupancy shall be valid for six months. If a full Certificate of Occupancy is issued within the first month, all but $40 will be refunded. If a full Certificate of Occupancy is issued prior to the six month expiration, $100 shall be refunded for each full month remaining out of the original six month validity period of the Temporary Certificate of Occupancy.
  • Life-Safety Issues include:
    • One complete working bathroom, with shower or tub, sink and toilet
    • Kitchen sink to be installed and working
    • Heating system (furnace/boiler or other) and water heater, to be installed and working
    • Electric final approved by Larimer County Electrical inspector
    • Health department final if applicable to be approved
    • Engineering drainage, access and flood finals if applicable to be approved
    • All stairs, handrails, guardrails, smoke and CO detectors to be installed per code
    • Wildfire final inspection and any other life safety issues
    • Final approval from applicable fire department if required by conditions of approval

Once all final inspections are received, a certificate of occupancy is issued for residential and commercial permits. Certificates of occupancy are not issued for cabins, however a Letter of Completion is issued. For accessory structures, such as barns, garages, or storage buildings, a Letter of Completion will be issued. These documents will automatically attach to the permit within 24 hours of final inspection and can be accessed via Customer Access Portal under the box labeled Attached Documents

The Building Official requires inspectors to charge a fee per our adopted fee table for an inspection that is not ready as requested, for which no access or site address is provided, permit card or approved plans are not on site, or required corrections have not been made. The fee may be waived if our office is contacted and the inspection is canceled before the inspector goes to the site. Please call as early as possible to prevent assessing this fee..

The Initial and Final Wildfire Inspection cannot be scheduled on the Online Portal or phone line. You must use this link to schedule a Wildfire Inspection. Wildfire Service Request Inspection