Do I need a permit for a small shed or storage structure?

Sheds under 120 square feet with no electrical service are often exempt from permitting in Aurora, but check with the Building Department first — exemptions vary by zoning and lot coverage. Any shed over 120 sq ft, or one that includes utilities (power, water, gas), requires a permit. Even exempt sheds must comply with setback and height restrictions. A 15-minute call to the Building Department saves you guessing.

What's the frost depth in Aurora, and why does it matter?

Aurora's frost depth is 30 to 42 inches in the Front Range foothills, depending on elevation and soil type. The city requires all permanent structures (decks, sheds, additions, fences) to have footings that bottom out below that frost line to prevent frost heave — the seasonal movement that cracks foundations and shifts structures. This is why the city often asks for a soils report: it pins down the exact stable-clay depth on your property, which can vary from lot to lot. Skipping frost depth is the #1 reason for foundation failure in the region.

Can I pull a building permit as an owner-builder in Aurora?

Yes, Colorado allows owner-builders to pull permits for new homes and major remodels on owner-occupied 1- to 2-family properties. The work must be performed by you (the owner) or your immediate family — you cannot hire contractors unless they're licensed trades (electricians, plumbers, HVAC). Aurora will still require engineered foundation plans (because of expansive clay), passing inspections, and a certificate of occupancy before you move in. Plan-review times are the same as contractor-pulled permits. Many owner-builders are surprised by the scope of documentation the city requires; get a pre-construction meeting with the Inspector to understand the city's expectations.

How much does an Aurora building permit cost?

Aurora's permit fees are typically based on project valuation. A small deck might run $150–$300; a room addition $500–$1,500; a new home or major remodel $1,000–$3,000+. Electrical, plumbing, and mechanical permits are often flat-rate ($50–$200). There is no one fixed fee — the city calculates it as a percentage of the work's estimated cost (usually 1–2% for residential). Soils reports and engineered plans are separate and not included in the permit fee; budget $500–$1,500 for those if your project requires them. Ask the Building Department for a fee estimate before you commit to a design.

What happens if I build without a permit?

Building without a permit in Aurora puts you at serious risk. The city can issue a stop-work order, fine you $500+ per day, require removal of unpermitted work, and deny a final certificate of occupancy. A lender or title company may also flag unpermitted structures when you try to sell, reducing the property's marketability. Insurance may not cover unpermitted work or damage to it. The permit process exists for safety; skipping it is never worth the hassle. When in doubt, pull the permit.

How long does Aurora plan review take for a typical residential project?

Standard residential permits (decks, additions, remodels) typically take 2–3 weeks for plan review in Aurora. Simple over-the-counter permits (electrical swaps, water heater replacement) can clear the same day. First-submission rejections are common if drawings are incomplete, footings don't meet frost depth, or setbacks are violated — plan for a second round of review if revisions are needed. Inspections happen after permit issuance and can be scheduled within a few days. Factor in 4–6 weeks total from application to final sign-off for a standard residential addition.

Does Aurora require a soils report for my project?

Most projects in Aurora that involve foundations (decks, additions, new construction) benefit from a soils report because the Front Range sits on expansive bentonite clay. The inspector will often ask for one during plan review if your drawings don't show footing depth or design. A Phase 1 soils report costs $500–$1,200 and tells you the exact depth to stable clay on your property — information the city and your engineer will need. Smaller projects like fences or roof replacements don't usually require a soils report. Ask the Inspector during pre-construction whether your specific project needs one.

What are Aurora's setback rules, and how do I check my lot?

Aurora's setbacks depend on your zoning district. Typical minimum setbacks are 15–25 feet front, 5–10 feet sides, and 20–25 feet rear, but these vary. Check the Aurora city website or use the GIS mapping tool to look up your property's zoning district and recorded easements. Many violations happen because homeowners assume their neighbor's setback applies to their lot — it doesn't. A 10-minute GIS search before you design saves a rejected plan. If you're unsure, call the Building Department and ask; they can tell you your exact setback in minutes.

Can I do electrical work myself in Aurora?

Most electrical work in Aurora requires a licensed electrician. Owner-builder exceptions are very narrow and do not typically include homeowner-installed wiring. Subpanels, EV chargers, new circuits, and rewiring almost always require a licensed electrical contractor to pull the permit and do the work. The city enforces this strictly. If you want to do electrical work yourself, call the Building Department and ask — but plan for the answer to be no unless it's a simple swap (outlet, light fixture) on an existing circuit.

Building Permits in Aurora, CO (2026)

Q: Does Aurora use an online permit portal?

Aurora has an online permit portal accessible through the City of Aurora website where you can file permits, track status, and view inspection results. Not all permit types are fully digital — some may still require a paper form or in-person filing — but the portal is functional and reduces back-and-forth. Log in via the city website, set up an account, and check the portal's FAQs for what documents you'll need to submit. If the portal is unclear or down, the Building Department can help you file in person at City Hall.

Do I need a permit in Aurora, Colorado?

Aurora sits on the Front Range where the climate and geology demand careful permit enforcement. The City of Aurora Building Department enforces the 2021 International Building Code (IBC) with Colorado amendments, which means you're dealing with a frost depth of 30 to 42 inches in the metro area, expansive bentonite clay that shifts seasonally, and a building department that takes foundation detail seriously. The city classifies most residential work into three tiers: over-the-counter permits (minor repairs, electrical swaps), plan-review permits (decks, additions, new construction), and work requiring engineering certification due to soil conditions. Aurora allows owner-builders to pull permits for new construction and major remodels on owner-occupied 1- to 2-family homes — but the city will require detailed foundation plans and likely a soils report if you're building on clay-heavy land (which most of Aurora is). Permits are mandatory for any structural work, all mechanical/electrical/plumbing upgrades, and anything that touches setbacks or sight triangles. Skipping a permit on a foundation-affecting project courts serious trouble: the city has authority to issue stop-work orders, fine you $500+ per day, and require you to tear down unpermitted work. A 90-second call to the Building Department before you start nearly always saves time and money.

What's specific to Aurora permits

Aurora's biggest permit lever is expansive soil. The Front Range — which includes most of Aurora — sits on bentonite clay that swells when wet and shrinks when dry. The city and most inspectors won't sign off on shallow or undersized foundations without a soils report, and many will require frost-depth footing design that goes 36 to 42 inches below grade to hit stable clay. If you're doing a deck, shed, or any permanent structure, expect the inspector to ask about soil conditions. Owner-builders running a foundation pour will almost certainly need a Phase 1 soils report ($500–$1,200) and a licensed engineer's foundation plan. This is not a suggestion — it's how the city avoids foundation failures five years down the road.

Aurora enforces the 2021 IBC with state amendments that tighten energy code and wind-load requirements for the Front Range. Wind-resistance standards are stricter than the bare IRC because of the region's exposure. This shows up in rafter ties, roof-deck fastening, and siding attachment details. If you're doing a roof or cladding replacement, inspectors will call out under-fastening or incorrect tie-down. Plan-review time for residential additions typically runs 2–3 weeks; simpler over-the-counter permits (like water heater swaps or electrical subpanels) can clear the same day.

The city uses an online permit portal (searchable via the Aurora city website) where you can apply for permits, track status, and download inspection results. Not all permit types are fully digital — some still require a wet signature and in-person filing — but the portal is functional and reduces back-and-forth. Check the city website for the current portal URL and login instructions before you file. The Building Department is typically open Monday through Friday, 8 AM to 5 PM; call ahead to confirm hours and whether walk-in plan review is available.

Aurora has a two-step process for many residential projects: initial permit issuance, then one or more inspections (foundation, framing, final). For owner-builders especially, inspectors expect you to know the permit conditions before you start. A common rejection at the framing-inspection stage is inadequate post-and-beam sizing, missed bracing, or missing engineered drawings for non-standard components. Read the permit conditions list closely; it's not punishment — it's the city's way of telling you what will be inspected.

Setbacks and easements trip up many homeowners planning additions or fences. Aurora's zoning code defines minimum setbacks, and the city maintains records of utility easements that can restrict where you build. A deck or addition that violates setbacks will be flagged in plan review and sent back for redesign — far better to check the setback requirement before you hire an architect. Use the Aurora city website or GIS mapping tool to look up your lot's zoning district and recorded easements; a 15-minute search can save weeks of rework.

Most common Aurora permit projects

These are the projects homeowners in Aurora most often file permits for. Each has Aurora-specific rules around frost depth, soil, and plan review. Click through to see what the city requires and what to expect in fees and timeline.

Decks

Any deck over 30 inches high or over 200 square feet requires a permit. Aurora's 36–42 inch frost depth means footings must go below that threshold; the soil report often determines final footing depth. Expect a plan-review permit ($150–$350) and one foundation + final inspection.

Fences

Fences 6 feet or over in side/rear yards need a permit. Masonry walls always require approval. Front-yard fences are stricter. Aurora uses sight-triangle rules in corner and through lots; violations are common and result in plan rejections.

Roof replacement

Roof replacements require a permit to verify fastening, underlayment, and wind-resistance details per the 2021 IBC. Over-the-counter permit, typically $75–$200. Inspections happen before final sign-off.

Electrical work

Subpanels, rewiring, new circuits, and EV charger installations all need electrical permits. Aurora requires a licensed electrician for most work; homeowner-wired work is rarely approved. Permits are flat-rate or simple fee ($50–$150) and process quickly.

Room additions

Any addition requires a full building permit with architectural drawings, electrical layout, HVAC plan, and often a soils/foundation detail because of clay conditions. Plan review takes 2–3 weeks. Budget $500–$1,500 in permit fees for a typical 200-sq-ft addition.

Do I need a building permit in Aurora, CO?